WHEREAS, said Specific Plan Amendment, General Plan Amendment, Specific Plan and Tentative Tract Map have complied with the requirements of “The Rules to Implement the California Environmental Quality Act of 1970” (CEQA) as amended (Resolution 83-63). The City prepared an Environmental Impact Report (SCH #2021020310) for Environmental Assessment 2019- 0010. The City Council has adopted Resolution No. ____ certifying the Environmental Impact Report and making Findings to determine that the benefits of the proposed project outweigh the significant impacts associated with aesthetics and greenhouse gas emissions, and adopted a Statement of Overriding Considerations as Exhibit A of said Resolution, detailing the findings in support of this determination; and
Specific Plan Amendment 2019-0003
(Amendment V to Specific Plan 2003-037, Andalusia)
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the City Council did make the following mandatory findings to justify approval of said Specific Plan Amendment [Exhibit A]:
1. The proposed Specific Plan Amendment is consistent with the General Plan, insofar as the land area remaining in the Specific Plan will continue to develop with the land uses shown in the General Plan Land Use Map, and consistent with the policies and programs of the General Plan.
2. Approval of the Specific Plan Amendment will not create conditions materially detrimental to the public health, safety and general welfare, as development already occurs within this Specific Plan, and its build out will be consistent with that development.
3. Specific Plan 2003-037 is compatible with zoning on adjacent properties which are also Low Density Residential.
4. Specific Plan 2003-037 is suitable and appropriate for the subject property, as development has occurred there, and will continue to build out as originally intended.
658 CLICK HERE to Return to Agenda
DRAFT Council Resolution No. 2022 – XXX
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067 General Plan Amendment 2019-0002
Specific Plan 2020-0002
Tentative Tract Map 2019-0005 (TTM 37805)
Project: Coral Mountain Resort
Adopted:
General Plan Amendment 2019-0002
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings to justify approval of said General Plan Amendment [Exhibits B and C]:
1. The amendment is internally consistent with those goals, objectives and policies of the General Plan which are not being amended, as follows [and supplemented by Exhibit B]:
Goal LU-1 Land use compatibility throughout the City.
Policy LU-1.2 All land use decisions shall be consistent with all applicable General Plan policies and programs and shall uphold the rights and needs of property owners as well as those of the general public.
Consistency: The General Plan Amendment is proposed to support the development of a master planned community, similar to other master planned communities in the City. Other such communities include Tourist Commercial components, including PGA West and SilverRock.
The community will be private, will be surrounded by a perimeter wall, and proposes land uses that, as analyzed in the project Environmental Impact Report (EIR), will not be visible or discernable from outside its boundaries.
The application for the General Plan Amendment has been made in compliance with the City’s procedures and requirements, by a private landowner. The General Plan Amendment, due to the nature of the private resort community described above, will not negatively affect the general public.
Goal LU-2 High quality design that complements and enhances the City.
Consistency: The Specific Plan (SP2020-0002) proposed in conjunction with the General Plan Amendment includes comprehensive development standards, guidelines and graphics illustrating a high quality of design.
Notwithstanding the proposed Specific Plan (SP2020-0002), should the General Plan Amendment be approved and development under the Specific Plan not proceed, the City’s Zoning Ordinance requirements 659 CLICK HERE to Return to Agenda
DRAFT Council Resolution No. 2022 – XXX
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067 General Plan Amendment 2019-0002
Specific Plan 2020-0002
Tentative Tract Map 2019-0005 (TTM 37805)
Project: Coral Mountain Resort
Adopted:
include high quality development standards and guidelines designed to preserve the quality of development in all parts of the City.
Goal LU-3 Safe and identifiable neighborhoods that provide a sense of place.
Consistency: The proposed General Plan Amendment will result in a master planned, free-standing community, consistent with the development which already exists in the area. The project as proposed will include perimeter landscaping, a gated entry, and resort commercial development in the center of the site, shielded from neighboring development. The project’s perimeter and gate will provide identifying characteristics distinguishing it from its neighbors, as has occurred in master planned communities throughout the City. Any development resulting from the General Plan Amendment will be reviewed by both police and fire department staff to assure public safety. Should the proposed project not proceed, the General Plan land use designations would still likely result in a self-contained community, perimeter walls and gated access.
Goal LU-4 Maintenance and protection of existing neighborhoods.
Policy LU-4.1 Encourage compatible development adjacent to existing neighborhoods and infrastructure.
Consistency: The proposed General Plan Amendment will result in residential densities of up to 4 units per acre, consistent with the land use designations applied to surrounding development. The project proposed for the site would result in a residential density of 2.6 units per acre, which is consistent with the developed projects in the area, including Trilogy, PGA West and Andalusia.
The amount of Open Space land resulting from the General Plan Amendment will be less than that provided in surrounding developments, insofar as all three surrounding country clubs include golf courses. From the public realm, however, this difference will not be discernible, as the interior of the project will not be visible from public streets.
660 CLICK HERE to Return to Agenda
DRAFT Council Resolution No. 2022 – XXX
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067 General Plan Amendment 2019-0002
Specific Plan 2020-0002
Tentative Tract Map 2019-0005 (TTM 37805)
Project: Coral Mountain Resort
Adopted:
The proposed addition of Tourist Commercial lands to the property will represent a change from the land uses in Andalusia and Trilogy, as well as the smaller subdivisions occurring in the area. However, the inclusion of Tourist Commercial land in master planned communities in the City is not unusual, and is included at Centre Pointe, PGA West, SilverRock, Legacy Villas, and Travertine Specific Plans. Its location at the southcentral portion of the site provides for a buffer from existing surrounding neighborhoods, and would be fully shielded from public view, or views from surrounding existing neighborhoods. As analyzed in the project EIR, the impacts associated with this land use are less than significant from the perspective of CEQA.
The General Commercial land use designation currently exists at the corner of Madison Street and Avenue 58, and its reduction by 1± acre will not change the anticipated land uses or character of this portion of the site.
Goal LU-5 A broad range of housing types and choices for all residents of the City.
Policy LU-5.2 Consider changes in market demand in residential product type to meet the needs of current and future residents.
Consistency: The General Plan Amendment will not, in and of itself, result in any particular type of housing. The Specific Plan (2020-0002) proposed in conjunction with it, however, includes a broad range of attached and detached residential products which will broaden and add to the City’s housing inventory. The General Plan Amendment will not substantially change, as shown in Table 1, the amount of Low Density Residential land provided in the City for development. The range of housing proposed in the Specific Plan (2020-0002) is consistent with market trends seen in the City in recent years, including clustered, smaller lot development, which is also typical of golf course communities in the City.
Goal LU-6 A balanced and varied economic base which provides a broad range of goods and services to the City’s residents and the region.
Policy LU—6.1 Commercial land use designations shall allow a full range of retail, office, resort and institutional businesses in the City. 661 CLICK HERE to Return to Agenda
DRAFT Council Resolution No. 2022 – XXX
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067 General Plan Amendment 2019-0002
Specific Plan 2020-0002
Tentative Tract Map 2019-0005 (TTM 37805)
Project: Coral Mountain Resort
Adopted:
Policy LU-6.3 Support and encourage the expansion of the resort industry as a key component of the City’s economic base.
Consistency: The proposed General Plan Amendment maintains the General Commercial land use at the corner of Madison Street and Avenue 58. This has long been considered in the General Plan as an appropriate location for neighborhood shopping, which would include a range of services and goods, based on the lack of commercial opportunities in this part of the City. As a result, this land use designation has been in place since annexation of the property, and its continuation, and eventual implementation, maintains the vision for the property.
The proposed General Plan Amendment will also expand the City’s economic base by adding to its hotel room inventory, and provide new and different housing opportunities. The proposed project includes a Development Agreement which addresses the City’s lack of property tax revenue in this area of the City, by requiring the payment of mitigation fees to offset the loss. This has been consistently applied to lands in this part of the City over the past decades, in order to assure that projects contribute to public services costs and do not represent a financial drain on the City.
2. Approval of the General Plan Amendment will not create conditions materially detrimental to the public health, safety and general welfare because the community will be entirely self-contained and of high quality, and will be surrounded by homes, perimeter improvements and streets.
3. The Land Use designations are suitable and appropriate for the subject property, as it continues the pattern of master planned communities envisioned in the General Plan for southern areas of La Quinta.
4. Approval of the General Plan Amendment is warranted because changes in the market and in consumer interest in golf courses has changed, and alternative forms of recreation will expand the options for current and future City residents.
662 CLICK HERE to Return to Agenda
DRAFT Council Resolution No. 2022 – XXX
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067 General Plan Amendment 2019-0002
Specific Plan 2020-0002
Tentative Tract Map 2019-0005 (TTM 37805)
Project: Coral Mountain Resort
Adopted:
Specific Plan 2020-0002
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings to justify approval of said Specific Plan [Exhibit D]:
1. Consistency with General Plan. The Specific Plan (2020-0002) is consistent with the goals, objectives, and policies of the general plan, as follows.
Policy LU-2.1 Changes and variations from the Zoning Ordinance in a Specific Plan will be offset by high quality design, amenities and mix of land uses.
Policy LU 2.2 Specific Plans shall be required for projects proposing the integration of recreation, tourist commercial and residential uses; and for all projects proposing flexible development standards that differ from the Zoning Ordinance.
Consistency: The Specific Plan (2020-0002) implements the policies of the General Plan relating to site-specific development standards and high quality development, and provides flexibility for the development of specialized land uses to the site.
2. Approval of the Specific Plan (2020-0002) will not create conditions materially detrimental to the public health, safety and general welfare because it will create an entirely self-contained and master planned community that will continue the pattern of master planned resort communities envisioned in this part of La Quinta.
3. The Specific Plan (2020-0002) is compatible with zoning on adjacent properties as it continues the pattern of master planned communities envisioned in the General Plan for southern areas of La Quinta.
4. The Specific Plan (2020-0002) is suitable and appropriate for the subject property because the property is essentially flat, and development will not occur on Coral Mountain or protected areas.
663 CLICK HERE to Return to Agenda
DRAFT Council Resolution No. 2022 – XXX
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067 General Plan Amendment 2019-0002
Specific Plan 2020-0002
Tentative Tract Map 2019-0005 (TTM 37805)
Project: Coral Mountain Resort
Adopted:
Tentative Tract Map 2019-0005
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following mandatory findings to justify approval of said Tentative Tract Map (Exhibit E):
1. The Tentative Tract Map is consistent with the La Quinta General Plan, as amended, and implements the Low Density Residential, General Commercial, Open Space and Tourist Commercial land use designations allowed on the site.
2. The design and improvement of the Tentative Tract Map are consistent with the La Quinta General Plan with the implementation of recommended conditions of approval to ensure comprehensive improvements and coordinated development.
3. The design of the Tentative Tract Map is not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. The Coral Mountain Resort EIR found that impacts to the environment could be reduced to less than significant levels, with the exception of aesthetics and greenhouse gas emissions.
The City has determined that the benefits of the project outweigh the impacts to these resources, as identified in the Findings and Statement of Overriding Considerations.
4. The design of the Tentative Tract Map and type of improvementsare not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues.
5. The design and improvements required for the Tentative Tract Map will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards.
664 CLICK HERE to Return to Agenda
DRAFT Council Resolution No. 2022 – XXX
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067 General Plan Amendment 2019-0002
Specific Plan 2020-0002
Tentative Tract Map 2019-0005 (TTM 37805)
Project: Coral Mountain Resort
Adopted:
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of the City Council in this case; and
SECTION 2. That the above project is consistent with EA 2019-0010, Coral Mountain Resort Environmental Impact Report (SCH #2021020310); and
SECTION 3. That it does hereby approve Specific Plan 2019-0003 (Amendment V to Andalusia Specific Plan), General Plan Amendment 2019- 0002, Specific Plan 2020-0002 and Tentative Tract Map 2019-0005 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibits F and G].
PASSED, APPROVED, and ADOPTED at a regular meeting of
the City of La Quinta City Council, held on ____________, 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_________________________
LINDA EVANS, Mayor
City of La Quinta, California
665 CLICK HERE to Return to Agenda
DRAFT Council Resolution No. 2022 – XXX
Specific Plan 2019-0003 (Amendment V to the Andalusia Specific Plan SP2003-067 General Plan Amendment 2019-0002
Specific Plan 2020-0002
Tentative Tract Map 2019-0005 (TTM 37805)
Project: Coral Mountain Resort
Adopted:
ATTEST:
__________________________
MONIKA RADEVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
__________________________________
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
666 CLICK HERE to Return to Agenda
SPECIFIC PLAN 03-067
May 2017:
AMENDMENT IV OF ANDALUSIA AT CORAL MOUNTAIN ........
A Development by:
CORAL OPTION I, LLC
Prepared for:
THE CITY OF LA QUINTA, CALIFORNIA
COMMUNITY DEVELOPMENT DEPARTMENT
CC APPROVED
OCTOBER 17, 2017
CC RESOLUTION 2017-055
April 2020:
COUNTRY CLUB
SUNRISE LQ, LLC, a Delaware Limited Liability Company
FREEDMAN LEFF INVESTMENTS, LLC, a Delaware Limited Liability Company
EXHIBIT A
667 CLICK HERE to Return to Agenda
11 PROJECT TECHNICAL TEAM
CORAL OPTION I, LLC
81 M570 Carboneras
La Quinta, CA 92253
CITY OF LA QUINTA
COMMUNITY DEVELOPMENT DEPARTMENT
Les Johnson
Community Development Director
78-495 Calle Tampico
La Quinta, CA 92253
MASTER PLANNING
Hart Howerton
l Union Street Floor 3
San Francisco, CA 94111
LANDSCAPE ARCHITECT
RGA Landscape Architects, Inc.
73061 El Paseo Suite 210
Palm Desert, CA 92260
CML ENGINEERING
Watson Engineering
50-200 Monroe Street
Indio, CA 92201
0 Specific Plan 03M067
SUNRISE LQ, LLC
300 Eagle Dance Cr
Palm Desert, CA 92211
Danny Castro
Design and Development Director
FREEDMAN LEFF INVESTMENTS, LLC
23622 Calabasas Rd, Ste 200
Calabasas, CA 91302
668 CLICK HERE to Return to Agenda
l .. r· :
i._
i..
'·' J
I 1.
l f." I
. I 1 ·1
('!
. I l 1
r.- _:
r·: I
.·)
,-.
I I
I
~ :
r.i .I
.! I -
I l
.I r-:
. ' I I
.I ... ,
: .I
.1 ,- '
I
I r-: . '
1·-·
I
--.
TABLE OF CONTENTS
1 INTRODUCTION
1.1 EXECIITIVE SUI\W.ARY •••••••••• •• ••••••••••••••••• •••••• •••• .' •••• •• 1.1
1.2 PURPOSE .AN'D 'IN"rENT ..... . ............. " •••••••••••••••••••••••••••• 1.2
1.3 PROJECT REG-IONAL SErnNG ...... ............. . .................... ,l.3
1.4 PROJECT l..OCAL SErnNG ...................... . ...................... 1.4
1.5 PROJ'ECI' .BJSTORY ••••••••••••••••••••••••••••••••••••••••••••••••.• 1.6 l.6 ENABLIN'G LEG.ISUTION . ........................ ................... ..1.8 l. 7 CEQA COMPUANCE ....................... .,. ••.••••• •• ••••••••••••••.•• 1.9 2 PLANS, PROGRAMS AND 'GUIDELINES
2.1 T.RE LAND- USE CONCEPT .......................................... ~ •••••• 2.1
2.1.1 PlanningA..ea. Breakdown ••.•.•••••••••••••.•.•••••••••••.••••... .:2.2
2.2 LAND USE •••••••••••••••••••••••••••••••••••.••••• ••••••• •• ••••••••• 2.3
2.2.1 Land Use I General Plan. Context • , ••• ••••••••••••••••••••••••••• , •• 2.3
2.2.2 Exiating General Plan I Land Use .••••••••••••••••••••••••••••••••• .2.4
2.2.3 Proposed General Piao I Land Use •••••••••••••••••••••• •••••••.•••• 2.5
2.3 ZONIN'G ••••••• 4 ..................... , ........ . ........................ . ... . . 2.6
2.3.l Existing Zoning •••••.••• ••• •••••••••••••.•.•••••• •••••• •••••• •••• 2 .. 6
2.3.? Propose<! 7'c>njng ........... ..... .... .. . ... ... ... . ...................... .2,. 7
2.4 The Land Use Master' Plan .•••••••..•.•••••.••••••••• ••••.••• ••.••••.••. 2.8
2.4.1 Lam Use By P1$nnin.g Area ••• , .................. ... .......... ....... .2.9'
2.5 CIR.CUU..TlON PLAN .............................. .................... 2.23 l.5.1 Off site-Improvements .............................................. .2.25 Z.5.2 On1ite Improvements •••••••••••••••••••••••••••••••••••••••••••• 2.25
2.6 MASTER PLAN SUPPORTING ELEMENTS .•••••.••••••••.• · •••••.•• ••• 2.27 Z.6.1 Open Space and Recreation. ......................................... µ7
2.6.2 Infrastructure and Utilities Plan •••••••••••••••••••••••.•••••••••.• .2.28
2..6,J Water an.d Sewer Plan ..... .... .... ......... ~ ••••••••••••••••••••• .2.28
2.6.4 Elet:tricity' ........................ . ............... ............... 2.29
2.6.S Natu.ral Gu ..................... . ... .... . .... ................. . " .2.29
2.6.6 Telephone ..... ...................... ............... ............. 2.29
2.6. 7 Refuse Colle.ct.ion ................................................. 2.29
2.6.8 School Service .................................................... 2.30
2.6.9 Law Enfor~men.t .••.•••••••••.•••••••••••••••••••••.•••••••••.•• 2.30 2 .. 6.10 Fire Protection •••••••••••••• ••• •••••••• ••••••••••• ••••••••••••• .2.30
2.6.11 l.Ab,ra.ey Facilities . ................................. . ~ ••• •••••••••• 2.30
2. 7 GENERAL DESIGN GUIDELINES & STANDARDS .••••••••••••••••••••• 2.31
2. 7.1 The Specific Plan 03-067 Community Image ••••••••••••••••••••••••• 2.33
2. 7 :i. CommerclalArcbitectural and Site Guideline •••••• •••••••• .••••••••• 2.33
2.7.3 Tke Specific Plan 03-067 Golf and Country Club Facilities ••••••••••••• 2.37
2. 7.4 Resideutial Site Plarining Guidelines ••••••••••.••••••••••••••••••••• 2.46 Specific Pinn 03-067 ill
669 CLICK HERE to Return to Agenda
. ! I. :
:: ;
;, i 2.7.5 Grading Design Standards and Guidelines ••••••• .•••••••••••..•••..• 2.53 I I . I
I 1
I .. :
I ' 1 ;
[,.·
'I I !
!
!
'
I i .I
I J
' l .. l I •
I
! I I
i""l
! !
:
' I
I
1 .. ·1
r·:
! ;
I
I
. I r.
;,·- ········--·· ... _ .. ,
2.8 THE CORAL MOUNTAIN PHASING PLAN •••••••••••••••••••••••••••• .2.54
2.8.l The Phasing Concept ....................................... " •.•••• 2.54
2.9 PLANf MA.TERIAL PALETIE ••••••••••••••••• I ••••••••••••••••••• 4 •• 2.S5 3 ZONING AND DEVELOPMENT REGULATIONS
3.1 SPECIFIC PLAN OVERLAY DISTRICTS •••••••••••••••••••••••••••• ••• • 3.1
3.1.1 Planning. Area I •••••••••••• - ...................................... 3.3
3.1.2 Planning Area Il ............. ..................................... .3.6
3.1.3 Planning A.rea. m ................................................. II .3.9
3.1.4 Plauning Area. W ................................................. 3.12
3.1.S Planning Area V •••••••••••.••••••••••••••••••••••••••••••••••••• 3.14
3.1.6 Pla.nning Area. VJ' .......................................... .......... 3.17
3.2 SPECTFIC PLAN AMENDJtfENTS 4 •••••• : .............................. .3.lO
3.2.l Specific Plan Amendment Procedures ••••••••••••••••••••••••••••••• 3.20
3.3 DENSITY TRANSFER PROVISIONS •••••••••••••••.•••••.•••.••••••••• 3.21 4 GENERAL PLAN CONSISTENCY
4.1 LAN'D USE El.E1'1ENT ................................................. 4.1
4.2 CIR.CULATCON ELEME~ •• -•••••.••...•• IA ••••••••••••• ••••••••••••••• 4.2
4..3 OPENS.PACE ELEMENT •• -•••••••.••••••••••• I ••••••••••••••••••••••• 4.3
4.4 PARK AND RECREATION ELEMENT •..•••••••••••••.••••••.•••••••••• 4.4
4.5 ENVIRONMENTALCONSERVATION ELEMENT ••••••••••.••••••••••••• 4.4
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT •••••••••..••••• 4.5
4. 7 ENVIRONMENTAL HAZARDS ELEMENT •••••••••••••••••••••••••••••• 4.5
4.8 AIR QUAUTY ELE)IENT ..................... , ••• •••• ••• . ••••• -••••••• 4.6 Specific Plan 03-067 iv
·-······ ... ·-- 670 CLICK HERE to Return to Agenda
I . i i. .
I !
·l u
I I
I 1.:
:'i
r ' I
1.1 . I ..
I i I . 'I I I
I ' I I
:1
.. i l
! .
. I .. , ·
I ,
. 1 I 1 1 • l .
I : .
'
, I !° ·
. I I I
1 Introduction
1.1 EXECUTIVE SUMMARY
The Specific Plan 03-067 is organized in four sections.
Section 1: Introduction. 'J1lis section provides an overview of the document, project setting and history, exiting approvals, the legislative authorify for the specific plan process and the method of compliance with the California Environmental Qualify Act (CEQA).
Section l: Plans, Programsf and Guidelines. This section provides the organfz.ational framework of the Land Use Plan and related plan exlnl>its. This section establishes the land use poli· cy for the Specific Plan 03-067 area and provides the design guidelines which set design and development criteria and direction for individual projects within the Specific Plan boundary.
Subsequent to the filing of the Specific Plan documents. separate Use Permit applications will be filed which will delineate development criteria for the golf clubhouse and ancillary support structures and buildings. residential units, and supporting maintenance facility areas.
Section 3: Zoning and Development Regulations. This section establishes the zoning applicable to land within the Specific Plan 03-067 area boundary. Development Regulations are presented for each PlBDD:ing Area within the Specific Plan boundary .
Sectfon 4: General Plan Consistency. This section uses the key Iaiid use issues statement of each element of the City of La Quinta General P1an.as .. the..b.asis.for .. e:v.aluating..the .. co, ... ns .... 1s...,te .... n .... cy.~of._ ___ _ the Specific Plan 03-067 with the City of La Quinta General Plan.
Spacifio Plan 03-067 1.1
L. ..... ___ _ ---·--.. -- 671 CLICK HERE to Return to Agenda I·.
t ...
1. I
,
l
!...:-.:
i i
·1 ~ '
u
j' ;
. I
. ·'
I :
I j
( .
I I
I ~ ,
'. I I I
' I
.!. . J" \
..
' I
;j
I : . I
,-.
I·
i
r
l :
r.·'. . .
1.2 PURPOSE AND INTENT
The Specific Plan presented herein is a comprehensive p]anning and development document intended to guide development of lands within the Specific Plan 03w067 area boundary. This do~ wnent establishes development plans, guidelines, and regulations for the project plan area and specifies development criteri~ for various use permit entitlements scheduled to be developed within the plan area.
This document is intended to insure a high quality of development consistent with the goals, objectives, and policies of the City of La Quinta General Plan and the goals of the Coral Option 1, LLC, develo~ of the property. These goals include:
• Implementation of a plan which recognizest and wherever possiblet protects fue environmental characteristics of the property;
• Creation of a community with a balance of appropriate land uses and a range of housing types;
• Development of complementary recreational and commercial facilities which will serve a range of housing types;
• Development of a community which provides a safe, secure and ecologically sound living environment
This Specific Plan guides the standard of development for Specific Plan 03w067 and is structured to provide a degree of flexibility to address market"driven demand changes. The Specific Plan 03- 067 Amendment II establishes and updates the design and development zoning policies applicable to development within the Specific Plan area described herein and establishes the regulations and standards which serve as the ordinance and development regulation for the property.
This docwnents removes all land area south of Avenue 60 from the existing Specific Plan land area, which is concurrently being processed under the "Trilogy at La Quinta. Shea Homes Community."
1.2 Specific Pltt.n 03-067
V
This document removes all land area West of Madison Street from the existing Specific Plan land area, which is concurrently being processed as "Coral Mountain Resort" Specific Plan by CM Wave Development, LLC.
Sunrise LQ,
LLC and Freedman Leff Investments, LLC, developers of the property. These goals include:
672 CLICK HERE to Return to Agenda
I
. !
. 1
i
I
I I
L
I ..
I
~
' . i
I : !
! :
i .. :
I
I I
I ~
! I
I
I i
I
.
i i
I I
:"""I
1 I
i
,~ .
I L !
\• .
' \ '•
:'I
I l
! '
,:·,
: i
i .
I I
1.3 PROJECT REGIONAL SETTING
Exhibit 1
In 1999 the project was renamed to "Coral Mountain" after a significant landform. which bas been historically referred to as "Coral Reef Mountain.,, This significant geological feature forms part of what is referred to as the "Remnant of Ancient Shoreline" on the Recreation & Thoroughfare Map of Desert Communities.
The Coachella Valley is divided into the Upper and Lower Coachella Valley Land Use Planning Area profiles and the project site is located witWn the Lower Coachella Land Use Planning Area.
The predominant land use in the area is agriculture, including dry farming and citriculture, while a large portion of the Planning Area is vacant, nonMirrigated desert. Several sections ofland in the Planning Area are under Indian (Torres Martinez and Augustine Indian reservations) and Bureau of Land Management (BLM) ownership. The resulting checkerboard pattern is found throughout eastern Riverside Cmmty.
Coral Mountain Specific Plan Amendment 1 included 1,280 aores of flat, slightly sloping land.
Approximately 355 acres have been added to the plan area bringing the total acreage of the pr~ vious plan to roughly 1635 The elevation ranges from approximately sea level in the western portion of the site to 90 feet below sea level in the eastern portion.
Specific Plan 03-067 1.3
--·- ---·- -- -----··--- .
The Coral Mountain Specific Plan Amendment I (Original Specific Plan) included 1,280 acres of flat, slightly sloping land. Approximately 355 acres have been added to the plan area bringing the total acreage of the previous plan to roughly 1,635 acres. The elevation ranges from approximately sea level in the western portion of the site to 90 feet below sea level in the eastern portion.
Initial
673 CLICK HERE to Return to Agenda
j•.
I j I ,
I· I .. 1 ... 1
. I f_;
I ~
i ;
i '
: ·'
. i f't
; ·l
I"' : I '. I
l I
. I f ·;
I i
I
.. , }-.
. 1 i 1· I'
I ..
! .. :
. I
1.4 PROJECT LOCAL SETIING
The Specific Plan boundary is within the City of La Quinta, a 31 square mile municipality lo cat~ ed in the southwestern portion of the Coachella Valley. The City> which was in90rporated in 1982, is bounded on the west by the City of Indian Wells, on the east, by the City of Indio and~verside County, on the north by Riverside County. and Federal and County lands to the South.
The amended Specific Plan project site is generally defined by Avenue 58 along the Northerly boundacy, Monroe Street to the East, Avenue 60 to the South, and to the West, vacant land and portions of the flood control dike.
AV9Wl! Ill
1.r--t------- PROJECT SITE
AVENUE 60
Exhibit 2
Specific Plan 03..067 is accessible from Interstate 10 by way of Jefferson Street and Madison Street or Monroe Street
The Specific Plan 03-067 project continues the implementation of a network of General Plan roads and infrastructure within the City's Master Plan for development and exemplifies a quality ·- of growth that reiterates the City's emergence as a desert resort community with the highest standards for resort residential and recreational development.
1.4 Speoifio Plan 03-067
The Andalusia Country Club Specific Plan boundary is within the City of La Quinta, a 31 square mile municipality located in the southwestern portion of the Coachella Valley. The City, which was incorporated in 1982, is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County, and Federal and County lands to the South.
The amended Specific Plan project site as provided in Amendment V is now generally defined by Avenue 58 along the Northerly boundary, Monroe Street to the East, Avenue 60 to the South, and Madison Street to the West.
674 CLICK HERE to Return to Agenda
Property adjacent to Specific Plan 03-067 is designated by the General Plan for a variety of land uses. Low Density Residential (LDR) uses are proposed and existing to the north and south of the property. The property west of the project site is designated Parks and Recreation.
Specific Plan 03-067
LEGEND
RESIDENTw.
~ \Wy...._.~RM..., ... 14tlD2~1C
ID' ,... DIHilti ........... , '4J b 4 -...C
.. -Doool!yR-'4'IOI.._
- --l(Gho.d)_.., .. ,2.u ..
- 1¥n...t,Aoo-1c>IOIOlllL1AQE OOVI!
-.,.,.~ NOHRESIDEHTI~ DISll\ICTS
- Aogioftll0.-1'1111
"' ~~ ..-...~
-TcaR1eo..wa.i
--OllooC:.....rcW
--°""""""·-
-.,..,.._.,,...
,......,.,_
- OdlC.0-
- °"""lrf- -. -~~- - Sf'ECIAI. -SYMIOUl
··-~
THE SITE
Exhibit 3
l.5
Property adjacent to Specific Plan 03-067 is designated by the General Plan for a variety of land uses. Low Density Residential (LDR) uses are proposed and existing to the north and south of the property. The property west of the project site is proposed to be designated Coral Mountain Resort Specific Plan 2020-0002 having a variety of land uses consisting of Neighborhood Commercial, Low Density Residential, Resort and Open Space (Recreation) as proposed by General Plan Amendment 2019-0002.
675 CLICK HERE to Return to Agenda
1.6 Specific Plan 03-067
1.5 PROJECT HISTORY
A Brief History of the Original Specific Plan’s Previous Entitlement The property is currently approved for various uses under the name Coral Mountain Specific Plan Amendment I “Original Specific Plan”. This Specific Plan is an amendment to the earlier approval document filed in the County of Riverside known as Rancho La Quinta Specific Plan 218.
The Original Specific Plan under Amendment I incorporated 23 acres of Commercial Use, 689 acres of residential use and associated land, and three golf courses on approximately 567 acres - all uses totaling approximately 1280 acres. The portion of the plan south of Avenue 60 is currently being built out by Shea Homes and addressed in a separate Specific Plan under the name "Trilogy at La Quinta, Shea Homes Community".
The Specific Plan 03-067 Amendment II delineates a bifurcation of the "Trilogy" plan area south of Avenue 60 from the land area north of Avenue 60. The area north of Avenue 60 will use the name Specific Plan 03-067 while the area south of Avenue 60 will acquire the name "Shea Homes" and will be developed within the parameters of the Original Specific Plan Amendment I document.
This Specific Plan 03-067 Amendment V delineates a further bifurcation of the remaining property, removing the land West of Madison Street from the land East of Madison Street, which has been developed as Andalusia Country Club and continue to develop under the parameters of this Specific Plan 03-067 Amendment V.
The land West of Madison Street will develop under its own parameters through a new Specific Plan 2020-0002 known as “Coral Mountain Resort” by CM Wave Development, LLC. See Exhibit, next sheet.
676 CLICK HERE to Return to Agenda
The development plan for the Specific Plan 03-067 plan area includes:
The development of two championship golf courses and Club amenities; The development of 1,400 residential units;
The development of supporting infrastructure to assure adequate facilities and services.
PROPOSED SPECIFIC PLAN 03-067
t·
,,,, ,..,.,,
Exhibit 4
Specific Plan 03-067 1.7
a
650
Amendment V plan area includes:
PROPOSED ANDALUSIA COUNTRY CLUB
SPECIFIC PLAN 03-067 AMENDMENT V
RESORT
677 CLICK HERE to Return to Agenda
I
.:
_. j
I l
! ! I .!
r I
I
! :
~ ~
I I 1
iu
r
. !
. i I ..
1- · ·
I ' I ·I
. I r-,
I l ··· ·' I
·I ,. '
I
j I
I
. I ! I
.I r-1
; ~
.. 1 r:,
I ' I
l f -. . I .
I I
r·
•' l ;
,I r-· I .
. , 1
1.6 ENABLING LEGISLATION
1.8 • The authority to prepare, adopt, and implement the Coral Mountain Specific Plan is granted to the City of La Quinta by the California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457).
• As with General Plans, the Planning Commission must hold a public hearing before it can recommend to the City Council the adoption of a Specific Plan or an amendment thereto.
The City Council of La Quinta may adopt a Specific Plan and/or an amendment to the Specific Plan by either ordinance or resolution.
• The Specific Plan 03-067 is a regulatory document that, once adopted, will serve as the General Plan, the Zoning Ordinance, and Development Cod~ (Specific Plan) for fue amended plan area. As such, the adopted plan, once inc01poraied by reference, makes consistent the La Quinta General Plan. Upon completion of the Specific Plan amendment and adoption process, future development must be consistent with 1he Specific Plan and amendments thereto .
Spocifia Plan 03-067
. -- -·····-·--- . - ·- . - - ·- - --·· .. _ ----. -- ----· Original
678 CLICK HERE to Return to Agenda
t '
:i
I
! .•1
I j
l · i
.,
! ..
I 1 -. . .J
I l ! l I
I I:
. I 1.
I I l
[ .. l
. ·' !
. I :· i
; )
'l .. ,
! l
i I r i
l ·I
:I
. I r:1
! l
. .I 1 ·;
. I , ~ I ~
J f ·1
1 .. •
I . ... . :
.;I c :..; f
1.7 CEQA COMPLIANCE
Specific Plan 03-067
The following statements address the City of La Quin1a's responsibility to address CEQA compliance in the preparation of a Negative Declaration of environmental impact (NEG-DEC). (a) The lead agency or responsible agency shall prepare an addendum. to a previously certified BIR if some changes or additions are necessary but none of the conditions descnbed in Section 15162 calling for preparation of a subsequent Em. have occurred (b) An addendum to an adopted Negative Declaration may be prepared if only minor technical changes or additions are necessary.
( c) An addendum need not be circulated for public review but can be included in or attached to the final BIR or adopted Negative Declaration
(d) The decision making body shall consider the addendum with the final.Em. or adopted negative declaration prior to making a decision on the project ( e) A brief explanation of ~e decision not to prepare a subsequent BIR pursuant to Section 15162 should be included. in an addendum to an BIR, the lead agency's :findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence.
Speoifio'Plan 03-06! 1.9
. "'-------·-~-· ---- ---- ----
679 CLICK HERE to Return to Agenda
. J '· i
. ~ I .1
I I
I . . I
1.1 . I r1
I ,-.
I 1 1
I [ .. I I ! I
i"" I · 1 ..
I i I
I II
I
i II ' .
I f i
·I I !
I r-· / l !
-2 Plans, Programs and Guidelines
2.1 THE LAND USE CONCEPT
1. Residential Uses
The project encompasses two residential "neighborhoods" located on either side of Madison Street One of the "neighborhoods" is envisioned as a private country club featuring one of the two 18 hole championship golf courses and corresponding low density neighborhoods, and the other "neighborhoods11 is envisioned as a low to medium density residential offering within the second championship course.
Product types may include single-family detached and attached units. Residential development is anticipated to occur over approximately 50% of the total acreage 'within the Specific Plan area with the balance of the property in open space, golf course, and other recreation based land use.
2. Commercial Use
Commercial development is proposed to be located on approximately 10 acres of land located on the Southwest & Southeast comer of Madison Street and Avenue 58. Commercial development will consist of a mixture of commercial retail and resort-related commercial development It is anticipated that the commercial retail development will include both neighborhood commercial and visitor serving commercial uses.
3. Parks/ Open Space/ Recreation _ The primary recreational component of the development will be two 18-hoJe championship golf courses designed by Rees Jones which will occupy approximately 45% of the Specific Plan area In addition to its function as a recreational component, the golf course will also provide a visual amenity within the Specific Plan area with a significant number of residential units having frontage on and/or views of the golf courses. The conceptual layout for the golf courses is shown on the Master Plan graphic. Individual developments within the Specific Plan area may have additional recreational amenities including tennis and swimming facilities.
4. Circulation
The circulation plan for Specific Plan 03-067 is intended-to-utili7.e-existinlrlocal-a:rea-roadways--------- to provide the access to the SPecific Plan area. These roadways include Avenue 60, Avenue 58, Avenue 62, Monroe Street and Madison Street. The internal circulation system will consist of a series of loop roads providing access to the individual residential and recreational components within the Specific Plan area
Additional information is provided in the Circulation element of this document iii Section 2.S.
S~citic Plan 03-067 2.1
..... ··--··· .. - .··"- . --·- . ···-- ---- ---
4.5 an
The project encompasses two residential "neighborhoods" located on the East side of Madison Street. The main "neighborhood" is envisioned as a private country club featuring an 18 hole championship golf course and corresponding low density neighborhoods, with another smaller “neighborhood” envisioned as low to medium density residential units next to the club house and its recreational facilities. .
50 680 CLICK HERE to Return to Agenda
2.1.1 Planning Area Breakdown
The Specific Plan 03-067 document breaks the plan area into six distinct sub areas, with corresponding "site driven" development regulations and design criteria. These Planning Areas are depicted in Exhibit 4 shown below.
Planning Areas within the Specific Plan 03-067 Community Planning Area 1 is characterized by the club facilities, supporting parking and circulation elements, and associated open space area.
Planning Area II is defined by villa residential dwelling units of one and two stories with associated pools and open space areas.
Planning Area III is defined by various residential dwelling product types of one and two stories with associated pools, spas and open space areas.
Planning Area IV is defined by the golf and open space maintenance facilities.
Planning Area V is defined by the neighborhood commercial site and its supporting parking and circulation elements.
Planning Area VI addresses golf course areas and the primary stormwater management and retention zone of the plan area .
. J .. GoU Club & Recreation Amenities
- Multifamily Residential Use
- Residential Use
- GoU & Open Space Maintenance
- Neighborhood Commercial
- Goll Course
2.2 Specific Plan 03-067
681 CLICK HERE to Return to Agenda
2.2 LAND USE
2.2.1 Land Use I General Plan Context
The Specific Plan 03-067 amends the existing Specific Plan I and implements the City of La Quinta General Plan by bringing together detailed policies and regulations into a focused development plan for the Specific Plan area. The Specific Plan 03-067 is a regulatory document which, when adopted by the City Council of La Quinta, governs all facets of project development including the distribution ofland uses, location and sizing of supporting infrastructure, as well as development standards and regulations for uses within the plan area The location and alignment of the land uses and zones depicted herein are diagrammatic. The precise layout within subsequent site development permit applications for the resort residential unit clusters, recreation amenities and clubhouse and support facilities will determine the actual alignment and adjacency of each land use category.
This Specific Plan is prepared as a link between the La Quinta General Plan and subsequent development proposals for individual planning areas within the Specific Plan 03-067.
The Land Use Element of the La Quinta General Plan identifies and establishes the City's policy relative to the planned future patte~ intensity, density and relationships of land uses in the City as well as in the Specific Plan 03·067 plan area addressed herein. The purpose of the Land Use Element within the City's General Plan is to establish official City and plan area policy which:
• Identifies the general types, locations and distribution of land uses desired in La Quinta at buildout;
• Identifies standards for land uses relative to population and building density/intensity and the character and compatibility of land uses;
• Identifies desired courses of action/ strategies which provide the means to implement the community's land use policies while implementing the Specific Plan.
The Specific Plan 03-067 establishes consistency with. and implements the City's General Plan by:
• Specifying the land uses in the plan area~
·• Delineating standards for land use compatibility with the City's policies; • Providing the framework for development in an orderly manner; • Making consistent the General Plan Land Use and Zoning Category for the property and the City's General Plan.
Specific Plan 03·067 2.3
Original
682 CLICK HERE to Return to Agenda
2.2.2 Existing General Plan I Land Use
The Existing General Plan/Land Use for the plan area is Low Density Residential allowing 2-4 Dwelling Units per acre.
The adopted general plan and corresponding zone classification for Medium and Low Density Residential - LDR allows for a variety of h.ousing types and supporting land use within the residential residential use. Golf use is currently allowed Residential La.nd Uses
Z.4
Low Density Residential - LDR
Medium density ResidentiaJ - MDR
Golf- G
Major Community Facility- MC
Specific Plan 03-067
Commercial Land Uses
General Commercial - GC
Open Space Recreation - OSR
683 CLICK HERE to Return to Agenda
2.2.3 Proposed General Plan I Land Use
The proposed General Plan/Land Use for the plan area provides for Low DensitY Residential land use · allowing up to 4 Dwelling Units per acre as well as sites for a Neighborhood Commercial center.
The adopted General Plan classification for Low Density Residential ~ LDR allows for a variety of housing types and supporting land use within the low density residential residential use. The adopted General Plan classification for Neighborhood Commercial-NC allows for a limited range of neighborhood serving commercial uses.
Proposed Land Use
Low Density Residential - LOR
Neighborhood Commercial - NC
Golf-G
Specific Plan 03-067 4.5
General Commercial - GC
a site for a General Commercial use:
General GC
Open Space Recreation (Golf) - OSR
684 CLICK HERE to Return to Agenda
2.3 ZONfNG
2.3.I Existing Zoning
The corresponding zone classification for residential, community facilities, and golf course use allows for a variety of housing types and supporting land use within the plan area.
Residential Land Uses
2.6 Low Density Residential - RL
Medium Density Residential - RM
Golf Course - GC
Major Community Facility - MC
Specific Plan 03-067
Commercial Land Uses
Neighborhood Commercial - CN
685 CLICK HERE to Return to Agenda
·'
2.3.2 Proposed Zoning
The proposed Zoning for the plan area includes Low Density Residential (RL) allowing up to 4 dweJling units per acre and Neighborhood Commercial (CN).
The corresponding zone classification for Low Density Residential - RL allows for a variety of housing types and supporting land use within the low density residential use. The corresponding zone classification for Neighborhood Commercial (CN) allows for a limited variety of commercial land use and support facilities within the Neighborhood Commercial use.
Zoning Classifications
Low Density Residential - RL
Neighborhood Commercial (CN)
Golf Course - GC
Specific Plan 03-067
·-·-·---... ----··-·-·-·-....... -·-··i !
I
I
I
z.7
CN
CN
CN
CN
686 CLICK HERE to Return to Agenda
2.4 THE LAND USE MASTER PLAN
The Land Use Master Plan for the third amendment to the Coral Mountain Specific Plan reflects the development goal of providing a variety of residential units in a secluded setting of two championship golf courses and other private and semi-private recreational amenities.
The Land Use Master Plan graphically delineates the proposed uses located within each planning area of the overall amended Specific Plan. The Master Plan includes complementary architecture in all product types and common area buildings and club facilities as well as a hierarchy of landscape setbacks, pedestrian areas, and connecting circulation systems for pedestrians, bicycles and carts.
Development regulations for each planning area are presented in Section 3 - Zoning and Development Regulations. The Master Plan proposes 1400 units in Planning Area I and II distributed within a gross area of approximately 490 acres. These buildings are arranged in configurations which may include detached units, townhome styled units and/or stacked flats of two, four, and six units each. Additionally, a 10 acre neighborhood commercial area is being planned adjacent to the intersection of Madison Street and Avenue 58. The balance of the property is planned to be golf and open space use for the benefit of residents and their guests.
Planning Area I is characterized by the club facilities, supporting parking circulation elements, and associated open space area. This facility includes resident and guest serving recreation facilities and supporting uses for all residents and guests.
Planning Area II is defined by Villa Residential dwelling units of one and two stories with associated pools and open space area. These units are envisioned as attached and detached townhome "Casitas".
Planning Area III is defined by various residential dwelling product types of one and two stories with associated pools and spas and associated open space areas. These units are envisioned as attached and detached single family units.
Planning Area IV is defined by the golf and open space maintenance facilities.
Planning Area V is defined by the Neighborhood Commercial site and its supporting parking and circulation elements. This site is envisioned to be developed as a pedestrian -scale neighborhood serving a commercial area.
Planning Area VI is defined by the two golf course areas and associated open space, also serving as which is the primary stormwater management and retention zone of the plan area.
2.8 Specific Plan 03 067
fifth
a
650
250
4.5 planned in the Southeast corner of the intersection of Madison Street and Avenue 58. The balance of the property is planned to be golf and open space use for the benefit of residents and their guests.
II III
original Specific Plan reflects
Planning Area VI is defined by the golf course area and associated open space, also serving as the primary stormwater management and retention zone of the plan area. 687 CLICK HERE to Return to Agenda
..
2.4.1 Land Use By Planning Area
A detailed discussion of the proposed land use for the Specific Plan 03-067 and the resulting change in development intensity is presented for each of the six planning zones. The Existing Land Use Table illustrates a tabulation of existing land use, existing zoning, acreage and densities within each planning area.
A range of land use categories are provided within the boundary of the Specific Plan 03-067.
These include land use for the Golf and open space within the plan, various residential uses, a limited neighborhood serving commercial use and supporting ancillary facilities for proposed land uses.
The plan area is broken into six distinct planning areas. Development and Zoning criteria responding to the environment within each planning area is presented for each use area.
The diagram below delineates the limits of each Planning Area and their relationship to the amended Coral Mountain Plan boundary.
Golf Club &: Recreation Am•nitl•~
- Mullifamlly Residential Use
- Residential Use
- Golf &c Open Space Maintenance
- Neighborhood Commercial
- Golf Course
2.9 Specific Plan 03-067
688 CLICK HERE to Return to Agenda
Planning Area I
Golf and Tennis Clubhouse Land Use
Planning Area I is the intended site for the Specific Plan 03-067 Club facilities and is located in the central portion of the easterly half of the master plan area. Primary access to the Club facilities is provided from the main project entry point from Madison Street through a secure entry gate. Planning area I is approximately 10 acres and is delineated herein.
Club
FIGURE2
Pedestrian and cart access throughout the plan is provided on surface streets and other open space paths to facilitate alternative modes of transportation to and from residential areas and other local offsite areas such as the Commercial element of the plan at the intersection of Madison and Avenue 58.
Club Facilities will include golf and tennis locker rooms, meeting rooms, indoor and outdoor, restaurants, lounge areas, kitchen and food preparation and support facilities, as well as five to ten tennis courts, swimming pool, sauna, and spa amenities.
2.10 Specific Plan 03-067
689 CLICK HERE to Return to Agenda
PLANNING AREA I
TABLE I
PLANNING AREA I - EXISTING LAND USE
Existing Land Use Description - Vacant Flat Terrain
RALP /LAN USE QNB UNITS
LDR RL 10 VACANT
SUBTOTALS 10
TABLE2
PLANNING AREA I - PROPOSED LAND USE
Proposed Land Use Description-Club Amenities
G GC 10
SUBTOTALS 10
2.11 Specific Plan 03-067
OSR GC
OSR
690 CLICK HERE to Return to Agenda
Planning Area II
Residential Land Use
Planning Area II is adjacent to the club facilities site with internal access to residential facilities from the club access road. Residential uses configured as attached and detached single, duplex, triplex and fourplex units are planned for the land area within Planning Area IL Unit count and distribution is described in the accompanying tables and graphics. Within Planning Area II there are 71 units---proposed on 16 acres of generally flat terrain. This mix of residential buildings and ancillary recreation amenities results in a net density of five dwelling units per acre.
2.12 ·
Racquet Club '-· :.:.- ,,_
Specific Pian 03-067
691 CLICK HERE to Return to Agenda
PLANNING AREA II
TABLE3
PLAJ\TNING AREA II - EXISTING LAND USE
Existing Land Use Description - Vacant Flat Terrain
PENERAL PLAN/.LAND USE - ZONE ACRES J UNITS DENS1TY
LDR RL 16
SUBTOTALS 23
TABLE4
PLANNING AREA II - PROPOSED LAND USE
Residential Use
ZONE ACRES UNITS
LDR RL 16 80
SUBTOTALS 23 80
2.13 Specific Plan 03-067
16 16
16 692 CLICK HERE to Return to Agenda
Planning Area ID
Residential Land Use
Land use in Planning Area m is distributed generally within the entire project site with internal access to residential units provided from a main project loop road. Both attached and detached single family units are planned for the land area within Planning Area III.
Unit count and distribution is described in accompanying tables and graphics.
2.14 Specific Plan 03·067
693 CLICK HERE to Return to Agenda
PLANNING AREA ID
TABLES
PLANNING AREA ID - EXISTING LAND USE
Existing Land Use Description - Vacant Flat Terrain
LDR RL
SUBTOTALS
TABLE6
PLANNING AREA Ill - PROPOSED LAND USE
Proposed Land Use Description - Residential Use
LDR RL
SUBTOTALS
Specific Plan 03-067
477
477
477
477
1320 2.8
1320 2.8
2.15 250
250
250
250
650
650
2.6 2.6
694 CLICK HERE to Return to Agenda
Planning Area IV
Golf and Open Space Maintenance Facilities
Land use in Planning Area IV is located on 3 acres adjacent to the intersection of Madison Street and Avenue 60 on the northeast comer of the intersection. Access to the site is provided from Avenue 60 as well as from the internal plan.
A Site Development Permit shall be applied for prior to development of 1he Golf Maintenance Facility.
2.16 Specific Plan 03-067
695 CLICK HERE to Return to Agenda
PLANNING AREA IV
TABLE7
PLANNING AREA JV - EXISTING LAND USE
Existing Land Use Description - Vacant Flat Terrain
1.1:'11{ ·\l.1 '1.-\\tJ. .\\IJ l ·: /.O\E \CIU" t VI'- l>E:\'ill\ LDR RL 3 VACANT
SUBTOTALS J
TABLES
PLANNING AREA IV· PROPOSED LAND USE
Proposed Land Use Description - Golf Maintenance Facilities (,J.\IR\l.l'l\\'l .\\lll"i /(l\J. \CJ{I~ l\ll'i
G GC 3 0
SUBTOTALS 3 0
Specific Plan 03-067
)
2.17 696 CLICK HERE to Return to Agenda
Planning Area V
Neighborhood Commercial Land Use
Planning Area Vis located at the intersection of Madison Street and Avenue 58, and is planned to be accessed from either arterial roadway adjacent to the two sites. Pedestrian and cart access from the internal area is also planned to facilitate alternative modes of transportation to and from the two sites.
)
Planning Area V has a total of 10 acres of Neighborhood Commercial development with access from either side of Madison street or the south side of Avenue 58. Acreage of the two adjacent conunercial lots are not required to be precisely equal in square footage. Planning Area V encompasses 10 acres and is described in accompanying tables and graphics.
2.18 Specific Plan 03-067
Planning Area V has a total of 4.5 acres of Neighborhood Commercial development with access from Madison Street and/or the south side of Avenue 58. Planning Area V encompasses 4.5 acres and is described in accompanying tables and graphics.
Planning Area V is located at the Southeast corner of the intersection of Madison Street and Avenue 58 and is planned to be accessed from either arterial roadway adjacent to the site.
Pedestrian and cart access from the internal area is also planned to facilitate alternative modes of transportation to and from the site.
697 CLICK HERE to Return to Agenda
PLANNING AREA V
TABLE9
PLANNING AREA V - EXISTING LAND USE
Existing Land Use Description - Vacant Flat Terrain
LDR RL
SUBTOTALS
TABLE 10
PLANNING AREA V - PROPOSED LAND USE
10 10
"t
Proposed Land Use Description - Neighborhood Serving Commercial C. L \Lil \l.l'I..\\ 'I..\ \I> I 'SE /0\1: ·\Cl<I S I '\t'J S NC CN 10 0
SUBTOTALS 10 0
Specific Plan 03-067
VACANT
'
t
i.19
GC 4.5
4.5 GC 4.5
4.5 CN
CN
698 CLICK HERE to Return to Agenda
Planning Area VI
Reaidential (8upporting) Land Use - Golf Course I Open Space Planning Area VI is distributed generally throughout the Plan Area and represents the majority of the project site acreage. The two 18-hole championship golf courses will occupy approximately 421 acres, which is approximately 50% of the Specific Plan area. In addition to its function as a recreational facility, the golf course component will also provide a significant visual amenity within the Specific Plan area with the vast majority of residential units having frontage on and/or views of the golf courses. The conceptual layout for the golf courses is shown on the Master Plan Exhibit.
A~l.,&.-'I JI
.
!
·- . • " .. . ........... ... ...... . .. ...... t - -.,• - A"u:ra 'o Distribution of this land use is described in accompanying tables and graphics. An Employee parking lot is sited in the northeast comer of the project adjacent to Avenue 58 allowing employee access to the site via internal circulation paths.
2.20 Specific Plan 03-067
.
. •
. .
...
.
:
• • "
295 50
699 CLICK HERE to Return to Agenda
PLANNING AREA VI
TABLE ll
PLANNING AREA IV - EXISTING LAND USE
Existing Land Use Description - Vacant Flat Terrain
(,f ·: \Fl(\J.l'l.\\ \:-.IJl~F /.(l\.E .-\CIO:s l i\f(-.. llE:'\~ln LDR RL
SUBTOTALS
TABLE 12
PLANNING AREA IV - PROPOSED LAND USE
Proposed Land Use Description
421 VACANT
421
Ar.r,,.1.•& If
<.E.,l .H \I. l'I. \'\.'I. \ \fl l "I: /.U\I·: ,\( IU.S l ·'f IS Golf Course - G GC 421 0
SUBTOTALS 421 0
Specific Plan 03-067 2.21
295
295
295
295
OSR GC
OSR
700 CLICK HERE to Return to Agenda
SUMMARY TOTALS
TABLE33
EXISTING LAND USE
GENERAL PLAN/LAND USE ZONE ACRES UNITS ORO.SS DENSITY
LDR RL 934 1400 1.4 D.U.'s/AC
SUBTOTALS
TABLE14
PROPOSED LAND USE
GENERAL PLAN/LAND USE ZONE ACRES UNITS NET DENSITY
LDR RL 497 1400 2.8 D.U.'s/AC
NC CN 10
G GC 427
SUBTOTALS 934 2.8 D.U.'s/AC
2.22 Specific Plan 03-067
550 650 1.2
250
4.5 295
550 650
650 2.6
2.6 701 CLICK HERE to Return to Agenda
2.5 CIRCULATION PLAN
The proposed circulation system for the Specific Plan 03-067 addresses the requirements of the City of La Quinta General Plan Circulation Element by providing a hierarchy of vehicular traffic ways with pedestrian paths within the plan area. The Circulation Plan for the Specific Plan 03-067 utilizes existing circulation element roadways adjacent to and internal to the project area (Madison Street) to provide primary access to the Specific Plan area. These roadways include Avenue 60, Avenue 58, Avenue 62, Monroe Street and Madison Street.
The internal circulation system of the amended plan for Coral Mountain will consist of a series of loop roads providing access to the individual residential and recreational components within the Specific Plan area. Cul-de-sac neighborhood streets/drives will utilize the internal loop spines in assuring a "private neighborhood feel''. It is anticipated that the internal loop collector system will consist of private streets.
The proposed circulation plan for the Specific Plan 03-067 is illustrated below and will consist of im.B[ovement of roadways surrounding the Specific Plan area, including 58th Street to the north, 60 Street to the south and Monroe to the east. The Specific Plan area is bisected by Madison Street, which, pursuant to the standards set forth in Specific Plan 218 approved in Riverside County has been improved as a 110' right of way. Similarly, 6oth Street has been constructed as a ? street, including full median construction, as a 100' ri~t of way. Except for the tie-in to Madison Street, it is anticipated that both Monroe Street and 58 Street will be constructed in accordance with the City of La Quinta General Plan Circulation Element Standards in conjunction with the development of an internal loop road system to serve development within the project.
The proposed Circulation Plan for the Specific Plan 03-067 is illustrated below and will consist of improvement of the roadways surrounding the Specific Plan area to General Plan Circulation Element Standards and development of an internal loop road system to serve development within the project. - - Neighborhood Drives
-~
* *
Car/Cart Tunnel
Primary Entry
Seconduy Entry
Service Entry
---'--
Exhibit 5
Specific Plan 03-067
~ "''
2.23 Avenue 60 to the south and Monroe to the east. The Specific Plan area's Western boundary is Madison Street, which, pursuant to the standards set forth in Specific Plan 218 approved in Riverside County, has been improved as a 110' right of way. Similarly, Avenue 60 has been constructed as a street, including full median construction, as a 100' right of way. Except for the tie-in to Madison Street, it is anticipated that both Monroe Street and Avenue 58 will be constructed in accordance with the City of La Quinta General Plan Circulation Element Standards in conjunction with the development of an internal loop road system to serve development within the project.
Avenue 58
702 CLICK HERE to Return to Agenda
Individual cluster access drives are proposed with generous setbacks from the arrival boulevard and interior loop road t~ provide safe ingress and egress from individual residences.
Within the Specific Plan area, the circulation system bas been designed to accomplish the following:
• Provide for internal private roadways that respond to the proposed development corridors while providing a safe route for project ingress and egress; • Provide for a private street with access to Madison Street, and to facilitate the internal network of planned pivate roadways to adequately serve residential areas and other amenities.
2.24 Specific Plan 03-067
703 CLICK HERE to Return to Agenda
2.5.1 Offslte Improvements
• The offsite public streets surrounding the project are currently developed in accordance with La Quinta City Engineering and Public Works Department standards and will be constructed incrementally in accordance with the applicable General Plan designations.
City-wide mass transit systems and stops are accessible along perimeter public thorough fares. Perimeter landscape improvements shall be implemented along the project frontage. • The o:ffsite trails system is consistent with the La Quinta General Plan multipurpose and Bridal Trails plan to allow safe access to the trail head and staging area currently operational at the westerly terminus of Avenue 58 at Lake Cahmlla.
2.5.2 Onsite Improvements
The following mitigation measures are recommended to reduce potential circulation impacts associated with the proposed project and shall be implemented in a phased manner in conjunction with adjacent planning area(s) requiring roadway ~provements.
Bus stops will be provided on Avenue 58 in the vicinity of the project service entry and along Avenue 60 in the vicinity of the Maintenance Building employee entry. • All internal divided roads will have a minimum pavement width of 20 feet (divided roads) per lane to accommodat.e minimum. design criteria for fire equipment access. All other roads shall have a minimum pavement of 28 fe.et (internal streets and drives). • Each subdivision shall comply with the on-site and off-site street improvement recommendations and mitigation measures as required by the City Engineer. • All sections shall be approved by the City of La Quinta Transportation Department. • All access points shall conform to appropriate street classification per City standards for access spacing.
• Commercial uses shall be per the General Plan. Neighborhood commercial uses must be located along secondary or greater highways, or near intersections with secondary highways. • The offsite trails system is consistent with the La Quinta General Plan multipurpose and Bridal Trails plan to allow safe access to the trail head and staging area. currently operational at the westerly terminus of Avenue 58 at Lake Cahuilla.
Specific Plan 03-067
704 CLICK HERE to Return to Agenda
• Any landscaping within public road rights-of-way will require approval by the Community Development Department and assurance of continuing maintenance through the establishment of a landscape maintexµmce district or similar mechanism as approved by the City.
• No textured pavement accents will be allowed witbln City right-of-ways.
Image Corridor Standards for the Specific Plan Area
Development adjacent to the City of La Quinta General Planned Image Corridors located on Monroe Street, A venue 60: Madison Street and A venue 58 shall be restricted to a height limitation of22' from pad grade within a setback distance of 150' from the Right-of .. Way. Rear and side yard setbacks for lots adjacent to the Image Corridors shall be expanded to a minimum of25' per La Quinta Municipal Zoning Code Section 9.50.020.
2.26 Specific Plan 03-067
705 CLICK HERE to Return to Agenda
2.6 MASTER PLAN SUPPORTING ELEMENTS
Open Space, Recreation, and Infrastructure Plans and Concepts Within the Specific Plan 03-067, the Open Space, Recreation and Infrastructure Plan identifies and establishes the plan policy relative to the management of open space and recreation amenities within the plan area boundary as well as delineates infrastructure supporting the plan area.
The pmpose of this plan is to establish development policies and a philosophy which identifies resources and facility sites in the plan area, which shall be managed to prevent waste, destruction, or abuse of natural or man made amenities or resources.
PROJECT SETTING
The 934 acre project area is within the City of La Quinta, a 51 square mile mwlicipality located in the southwestern portion of the Coachella Valley. The City, which was incorporated in 1982, is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside . County, on the north by Riverside County, and Federal and County lands to the south.
The second amendment to the Specific Plan project site is generally defined by Avenue 58 along the Northerly boundary, Monroe Street to the East, Avenue 60 to the South, and to the West vacant I.and and portions of the flood control dike.
2.6.1 Open Space and Recreation
The Specific Plan 03-067 Master plan utilizes open· space and recreation as a fwidamental concept for the development Extensive recreational amenities have been incorporated into the design of the project to serve future residents. The primary recreational component of the development will be the two 18-hole championship golf courses. In addition to its function as a recreational facility. the golf course component will also provide a visual amenity within the Specific Plan area with a significant nwnber of residential units having frontage on and/or views of the golf courses.
Individual developments within the Specific Plan area may have additional recreational amenities including tennis and swimming facilities to augment the recreation base of the community.
The conceptual layout for the golf courses and private club facilities are illustrated on the master plan graphic.
Specific Plan 03-067
550
The fifth amendment to the Specific Plan project site is generally defined by Avenue 58 along the Northerly boundary, Monroe Street to the East, Avenue 60 to the South, and Madison Street to the West.
an
706 CLICK HERE to Return to Agenda
2.6.2 Infrastructure and Utilities Plan
The infrastructure system planned to serve the Specific Plan 03-067 project described below will be designed to provide a coordinated system of infrastructure and public services to adequately serve the plan area at full buildout. Standards for infrastructure and public services relative to land use intensity envisioned for the plan area will be served by the following utilities:
• Sewer
• Water
• Electricity
• Gas
- Coachella Valley Water District (CVWD)
.. Coachella Valley Water District (CVWD)
- Imperial Irrigation District (IID)
- Southern California Gas Company
2.6.3 Water and Sewer Plan
The intent of the Specific Plan 03-067 is to utilize existing water and sewer facilities where possible, and to provide additional or upgraded facilities as necessary. Warer and sewer service for the Specific Plan area is provided by the Coachella Valley Water District (CVWD). The CVWD provides domestic water from wells. Agricultural water used for irrigation is a surface water source. An underground irrigation distribution system providing water to the valley, traverses the western portion of the Specific Plan 03-067 property from the northwest to the southwest. The Specific Plan 03-067 will conform to the requirements of the CVWD's current and future prograillS and requirements pertaining to water management and conservation.
Sewer Service
The Specific Plan area would be served by a series of standard sewer lines and laterals linking to existing 18" force mains located in Avenue 60 and Madison Street Pumping facilities would be located as necessary within the Specific Plan area to transport sewage to the existing trunk lines.
The CVWD has indicated its ability to provide sewer service to the Specific Plan area.
Domestic Water Service
Domestic water would be distributed to individual residential units by standard water lines to be located within road rights-of-way. New water lines would need to be installed in conjunction with road improvements to serve the proposed Specific Plan 03-067 development. The developer will be required to construct domestic water lines, transmission mains and reservoir sites to accommodate the water demands for this project. CVWD will require a well site for eacn 70 acres of developed land. The location of such well sites will be subject to CVWD approval.
2.28 Specific Plan 03..:067
be required to construct domestic water lines, transmission mains and reservoir sites to accommodate the water demands for this project. CVWD requires a well site for each 70 acres of developed land. The final number and location of such well sites will be subject to CVWD approval.
707 CLICK HERE to Return to Agenda
•,:
Irrigation Water
The sources for irrigation water for the golf courses and other landscape features within the Specific Plan area will be provided by reclaimed or canal water. These waters will be stored in lakes and ponds located throughout the golf courses. The existl,::lg underground irrigation distribution system traversing the Specific Plan area is not anticipated to be disturbed in conjunction with Specific Plan implementation. The golf courses have been routed over this irrigation line to ensure that no residential units would be constructed on top of the underground line. Grading of the golf course will be coordinated with CVWD in relation to the alignment of the existing or relocated lines. CVWD reserves the right to review and approve any activity occurring within any existing irrigation right-of~way within the Specific Plan area.
2.6.4 Electricity
All overhead public utility transmission lines for cable television, electricity and telephone are routed or currently scheduled for installation in the vicinity of the perimeter of the Specific Plan site. The developer will be required by IID to install to District standards. All permanent power and telecommunications distnbution lines int.ernal to the project, will be required to install those facilities underground per the District guidelines where possible.
2.6.S Natural Gas
AlJ natural gas transmission facilities are routed or cWTently scheduled for installation in the vicinity of the perimeter of the Specific Plan site. The developer will be required by Southern California Gas Company (the Gas Company) to install to the Gas Company standards. All permanent distribution lines internal to the project will be installed per the District guidelines.
2.6.6 Telephone
Land-based telephone services are provided by General Telephone Company in the project area and will extend lines to the site as needed. Local cellular service is provided for that area.
2.6. 7 Refuse CoJJection
Refuse collection within the City limits is provided by an entity franchised by the City of La Quinta and occurs in accordance with a schedule established by the franchisee and the City. It is envisioned that unit areas of the plan will be served by extension of the contract refuse collection services currently in place with the City. Prior to regularly scheduled pickup and removal, refuse will be contained in a maintained swface bin environment to ensure recycling of waste materials as appropriate and required .
Specific Plan 03-067 2.29
708 CLICK HERE to Return to Agenda
2.6.8 School Service
School service in the vicinity of the Specific Plan area is provided by the Coachella Valley Unified School District (CVUSD). It is not anticipated that significant numbers of students will be generated by the Specific Plan due to the anticipated family characteristics of potential purchasers of residential units. The applicant will contribute school fees in accordance with the requirements of the CVUSD.
2.6.9 Law Enforcement
In general, police protection for the Specific Plan area will be provided by the Coun1y of Riverside Sheriffs Department Police protection provided ·by the Sheriffs Department will be augmented by security facilities to be incorporated into the Specific Plan. In general, it is anticipated that the entire Specific Plan area will be a gate-guarded community with its own private security force. Primary and secondary entrances to these residential development areas will be protected by either a guard-gated entry or by card-gated entry. The presence of such security will reduce the dependence of the development on complete prot~ction by the Riverside County Sheriffs Department and other City of La Quinta security personnel. In addition, it is anticipated that many of the residences within the Specific Plan area will have their own individual private security systems. This pattern bas been typical of other similar developments by the developer.
2.6.10 Fire Protection
Fire protection within the specific plan area will be provided by the Riverside County Fire Department. In conjunction with their PGA West development, the developer constructed a new fire station on the PGA West property at Madison. S1reet and Avenue 54 (the "PGA Station''). It is anticipated that fire protection service to the specific plan area will be provided from the PGA Station. 542 acres of the 987 acre plan area was originally entitled for 2,198 developable units.
Since originally approved, development of both the PGA West deveJopment and the Coral Mountain specific plan areas have experienced a significant reduction in overall project densities.
As a result, the PGA Station should be more than sufficient to servjce the requirements of this plan area.
2.6.11 Library Facilities -
The City is served by a public libracy which is administered by the Riverside County Library System located within 6 miles of the project boundary.
2.30 Specific Plan 03~067
709 CLICK HERE to Return to Agenda
2. 7 GENERAL DESIGN GUIDELINES & STANDARDS
This section provides design guidelines and standards that apply to the Coral Mountain Specific Plan area. The general guidelines presented herein are an extension of the approved Coral Mountain Specific Plan Amendment I Design Guidelines and in many cases paraphrase the prior approval document where applicable.
Many of the guidelines and standards, though applicable throughout the project, only apply in certain situations or in conjunction with certain uses and/or building types. Those guidelines that have no specific call-out or geographic reference point can be assumed to apply uniformly throughout the project site. It should be noted that these design guidelines and standards do not replace or reduce applicable subdivision requirements of the City of La Quint.a and/or as modified by the adopted Coral Mountain Specific Plan Amendment I. 1be following major topic areas are incorporated in this section: The Overall Community Themes, Commercial and Ancillary Buildings and Sites, Club Facilities, Residential Buildings, and Grading Guidelines and Standards.
Specific Plan 03-067 Community Theme
The Specific Plan 03-067 Master Plan will rely on the Rancho La Quinta project as a baseline for architectural and landscape architectural sfBndards. These design guidelines will assist the developer of the Specific Plan 03-067 project to execute a built environment that incorporates the following main concepts:
• Develop a community that is visually attractive and captures the essence of the surroundings. • Incorporate a variety of open space and recreational uses (active and passive). • Design a planned commwtity that complements existing development in the surrounding area and is compatible with the surrowiding environment. • Establish densities that are consistent with development patterns of surrounding areas. • Recognize the unique nature of Coral Mountain as a community within a community that meets the Jiving and recreational needs of future residents of the City of La Quinta. • Develop high quality golf courses to create a strong community identity and long-term value.
The design guidelines contained in this subsection arc intended to establish a consistent design approach among site planning, engineering, architecture, and landscape architectural components while allowing flexibility in design over the build-out of the community.
Specific Plan 03-067 2.31
Develop a high quality golf course to create a strong community identity and longterm value. adopted Original Specific Plan.
This section provides design guidelines and standards that apply to the Specific Plan 03-067 Amendment V. The general guidelines presented herein are an extension of the approved “Original Specific Plan” Design Guidelines and in many cases paraphrase the prior approval document where applicable.
710 CLICK HERE to Return to Agenda
•.
•I
,,
The design guidelines for Specific Plan 03-067 are intended to:
Assist in implementing the design intent of the Specific Plan by establishing project design compatibility among different residential densities and land uses; Provide a consistent approach to site planning and the design of buildings, streets, sigilage, walls and fences, lighting, landscaping, and other design elements that will endure for the life of the community.
The guidelines provided herein suggest themes compatible with Spanish. Colonial "character" but are not intended to limit expressions of varying architectural styles. The design guidelines presente<l herein establish the framework to achieve harmony and compatibility between residential neighborhoods while still providing flexibility that allows for a variety of architectural expression and interpretation. Examples of the design theme are illustrated throughout this document. These examples are meant to convey general design concepts and are not intended to limit the range of expression among individual builders and their professional design teams.
The guidelines are provided for the benefit of merchant builders, their planners/ designers, and City of La Quinta staff and decision-making bodies in the review of fuhlre Specific Plan 03-067 site development proposals. As such, the design guidelines identify elements for all residential and other land use proposals within the Specific Plan 03-067 area. These guidelines may be incorporated into subsequent site development permits, conditional use permits, and subdivision maps submitted to the City for approval unless it is demonstrated that certain guidelines are not applicable, appropriate, or feasible under site-specific circumstances.
2.32 Specific Plan 03-067
711 CLICK HERE to Return to Agenda
• A range of muted color tones shall be used throughout the development within Specific Plan 03-067.
Materials in Commercial Architecture
Roof materials shall include clay barrel tile, flat concrete tile, and concrete shakes. The color of roofs shall provide a range of deep earth tones. The color of roof materials shall be varied to reflect the existing surrounding architectural theme. All roofing material shall be fire retardant
2.34 ~!Zii~>' i . ' .... - ( . .. ,, .
Wood, tile and wrought iron shall be appropriately incorporated as accent materials and be consistant with the architectural style.
712 CLICK HERE to Return to Agenda
Commercial Area Site Planning
Appropriate site planning guidelines as discussed below shall be used to ensure functional and aesthetic development within Specific Plan 03-067's Neighborhood Commercial center. The guidelines are intended to be flexible and not all guidelines are applicable in all situations.
Reasonable application of guidelines in order to achieve a high quality consistency in design theme within the adjacent architectural context will be necessary. · Site planning parameters shall conform to the criteria set fourth.
Flexibility in interpretation is to be implemented in site desi~ to achieve individual expression.
Building Massing and Scale in Commercial Architecture
The character of the commercial development areas shall reflect a neighborhood scale so that building massing does not overwhelm the street scene. The site shall be, wherever possible, lowrise in nature to create a pleasant pedestrian scale environment.
Specific Plan 03-067 2.35
713 CLICK HERE to Return to Agenda
2.36 Building wall planes, particularly on the front elevation, shall be offset to create interest along the street, to provide a desirable pedestrian scale, and avoid visual monotony.
Single-story plate lines are encouraged on the front elevation. Second-story wall planes shall be offset to effectively break up the building mass and reduce the perceived building scale as viewed from the street.
Singlo-story plate lines with second-story wall setbacks are encouraged on side and rear elevations.
Side elevations shall provide the same level of articulation and detail as the front elevations Articulated roofscapes shall be created through the use of a variety of roof fotms.
Repetitious gable ends along front and rear elevations shall be minimized.
Specific Plan 03-067
714 CLICK HERE to Return to Agenda
2. 7.3 The Specific Plan 03-067 Golf and Country Club Facilities A Clubhouse complex at the center of the Specific Plan 03-067 master plan will function as the social center and focal point of the commwrity. This complex is comprised of:
• A clubhouse providing dining, lounge and social activity facilities club, and sport facility pro shops, locker rooms, lowiges and golf cart storage for its championship golf courses and supporting circulation facilities for operations of those facilities. • Circulation facilities for golf and clubhouse operations ,. A Swim and Tennis Club featuring a pro shop, locker rooms and a restaurant/lounge area is envisioned for Specific Plan 03-067. The Swim and Tenni~ Club is sited within a garden setting overlooking the courts, pools, and spas. • A Sp_a of approximately 6,000 SF containing several treatment rooms, a steam room, a salon, and retail is envisioned for Specific Plan 03-067.
-· ·-
Club Facility $ite Planning Guidelines
The sit.e design and planning of the Specific Plan 03-067 club facility areas such as the Golf and Tennis Club will incorporate elements that respond to the desert climate in the same manner as the residential components of the plan. Elements include generous patios, spacious courtyards, arcades. plazas, and paseos. Other planning guidelines for commercial. golf and country club facilities are listed below.
Specific Plan 03~067 2.31
715 CLICK HERE to Return to Agenda
Z.38
Clubh
Main buildings shall be, wherever possible, sited in landmark locations and be easily accessible and convenient
Service areas shall be, wherever possible, sited in low-visibility areas and effectively screened by utilizing building elements and/or landscaping.
Pedestrian access routes between adjacent uses shall be, wherever possible, incorporated into the site design.
Pedestrian spaces shall be, wherever possible, provided by creating plazas, courtyards, and promenades that link use areas.
Parking shall be, wherever possible, oriented to permit pedestrian flow to club facilities.
Pedestrian courts are encouraged, especially to accent open area access points or primary vehicular entries and drop-offs.
The use of Landscape areas and green space to separate customer traffic from conunercial and service traffic is encouraged.
Shared use of service areas, parking,
access, etc., shall be integrated into
the design wherever possible.
Specific Plan 03-067
716 CLICK HERE to Return to Agenda
Roof equipment shall be architecturally screened where feasible. • Pedestrian access to adjacent uses shall be provided where feasible .
Club Facility Design Criteria
Wall Planes, Windows, and Doors
The use of wood frame windows scaled to the interior space is encouraged. Frames shall be, wherever possible, painted or appropriately colored to match the club facility. ~·n::. ' '
..
·· im
The use of wood trim is encouraged on all elevations visible from a private or quasi~public spaces. Trim shall be compatible with the building's architecture and color.
The style of windows shall be compatible with the architectural style of the building. The use of many different window styles and or shapeson one building plane shall be avoided.
The size and proportion of panes shall be in scale to the overall wall plane.
Accent windows that have a different or articulated shape or utilize multi~panes shall be used to create interest on building elevations as long as they are consistent with the style of the building. ~/I ';'/ ."' . ;~'.-''-"'·'lfilll·H':~ryl" · - .. . ' If ~-'= .. ., . i'l\' l'.il.U.+-tt~I Entries , · 11.... ! · \ .. I I / The club entry shall be a focal point of f' ,, , ~ · ,. ; . / a~~~ I '\ the building's front elevation througn / .. ., .. I ,
the appropriate use of massing, building . , '/ , \ 'i
offsets, varied roof elements, columns, · ..-. ·
porticos, recesses or projections, accent r :
windows or other architectural features. 1
Specific Plan 03~067
I ·
~
l
. '
717 CLICK HERE to Return to Agenda
Porches, Balconies, and Railings
Porches shall be incorporated to the greatest extent possible.
Porches and balconies function as an extension of interior spaces to provide visual interest, shadow, texture and shade.
Second story balconies are encouraged
to provide visual interest.
Porches and balconies shall be designed
as an integral component of the
building's architecture and style, and
shall not appear as a poorly conceived
add-on element.
Tile design of porch and balcony railings
shall complement the building's architecture and style.
Columns
2.40 Columns used as a structural or aesthetic
design element shall convey a solid and
durable image, and shall be consistent
with the architectural sty le of the club
facility building.
Specific Plan 03-067
718 CLICK HERE to Return to Agenda
• Columns may be used as :free-standing
form, or as supports for roofs and
balconies.
Chimneys
Chimneys, particularly chimney caps,
shall be simple in design, so as not to
distract from the building.
• The design of chimneys shall be
compatible with the architectural style
of the building. Exposed metal flues
are not permitted.
Exterior Stairs
• Exterior stairways shall be simple
bold elements which complement the
architectural massing and form of the
building.
Archways
I
[ ·. ~ .... - . . -
The use of archways shall be compatible with the architectural style of the building, and designed as a complementary component of the building or adjacent courtyard.
Specific Plan 03-067 2.41
719 CLICK HERE to Return to Agenda
.·-""i ..
When used. archways shall define or enframe space, such as entries, porticos, patios, courtyards, and parking elements.
Walls and Fences
Walls and fences which are visible from streets, open space, or other private or quasi~public areas, shall be compatible in material, color, and design with adjacent and/or existing architectural elements.
Building Details
All mechanical equipment shall be screened from view by walls or fences that are compatible with the building architecture, or by adequately sized plant material.
All utility meters are to be integrated into the architecture and screened from view.
The materials, colors, and forms of garage structures shall be consistent with the architectural style of the club facility neighborhood in which they are located.
Building designs that incorporate trellises and other shade structures are encouraged.
Accessory structures shall be design·ed to be consistent with the architecture of the adjacent club facility buildings.
Specific Plan 03-067
720 CLICK HERE to Return to Agenda
Club Facility Site Planning Criteria
Club facility areas are to maintain a pedestrian friendly environment through the use of appropriately proportioned architectural and landscape elements. Street furnishings that add to the festive and pedestrian atmosphere surrounding the club shall be encouraged. • Group functions and uses are encouraged at plaza spaces and recreation amenities to promote a lively pedestrian environment.
• Arcades provide a pedestrian scale to buildings and pleasant shade cover, particularly when used on south and west facades.
• Special areas such as paseos, plazas, and courtyards shall be created to further enhance the pedestrian environment.
• Lighting fixtures shall be small in scale and consistent with the character and use of exterior areas.
• Appropriately spaced benches and seating areas are to be provided for pedestrian comfort.
• Flags or banners shall be made of durable cloth material and flown from vertical freestanding poles or incorporated into the design of street lighting and building architecture through the use of cantilevered poles.
Club Facility Parking
Parking (on-street and off-street) shall be designed to minimize the visual impact of parking areas.
2.43 Specific Plan 03-067
721 CLICK HERE to Return to Agenda
Off-street swface parking shall be screened from view through the use of plant material or low walls that are consistent with the architectural style.
Landscape treatments shall be used at surface parking areas to provide shade and minimize the visibility of parking areas.
Parlcing areas shall provide clearly defined pedestrian circulation.
Trash enclosures, loading docks, rubbish bins, transformers, satellite antennas, processing equipment. and any other unsightly apparatuses must be screened from view through the use of landscape or architectural elements that are compatible with the building architecture in material, color and design.
Club Facility Massing and Scale
Offset wall planes shall be used as an integral part of the building design to provide visual articulation.
Building offsets shall be used to indicate building entries and pedestrian nodes.
Offset or angled building comers shall be used to provide subtle articulation.
The Clubhouse building massing shall consist of a mix of building heights along with the use of focal vertical elements.
2.44 Projections, overhangs and recesses shall be used to provide shadow, articulation, and scale to building elevations.
Specific Plan 03-067
722 CLICK HERE to Return to Agenda
,.'..j
.... '.:.' .. .. .. ~
. ~, ~ , .
Stepping back of building elevations is encouraged to provide second story terraces and visual articulation.
The club facility areas shall create a distinctive roofscape theme by utilizing a variety of roof forms.
Building design shall incorporate elements that respond to the desert climate of La Quinta through the use of courtyards, paseos, arcades and extended roof overhangs.
Materials and Colors at the Club Facility
A range of muted color tones shall be used throughout the club facility areas at Specific Plan 03-067.
Specific Plan 03-067 2.45
723 CLICK HERE to Return to Agenda
The extensive use of bright vibrant colors is di~couraged except on limited accent and/or focal elements.
The color of roofs should provide a range of tones compatible with regional Spanish traditions. All roofing material shall be fire retardant.
2. 7 .4 Residential Site Planning Guidelines
The climate in La Quinta is characterized by sunny and hot wea1her in the summer and relatively mild winters that feature excellent air clarity. The design of residences shall incorporate elements which respond to these conditions, such as patios, courtyards, arcades, plazas, and passageways.
In addition, extended roof overhangs shall be used to provide shade. Other residential site considerations include the following:
2.46 The placement of structures should consider prevalent environmental conditions including sun orientation, prevailing winds and desired views.
Orientation of residential development edges should maximize view potential and access to natural open areas and recreation areas. Open space "fingers" should extend into residential areas where possible.
Varying house configurations on corner lots is encouraged to promote variety in the street scene and preserve sightJine.s of drivers at intersections.
A combination of side~entering and front-entering garages and varied driveway locations are encouraged to breakup repetitive curb cuts and yard patterns.
Cul-de-sacs are encouraged to improve neighborhood safety and character.
Specific Plan 03-067
724 CLICK HERE to Return to Agenda
Guest parking shall be, wherever possible, located to provide easy access to units.
Four-way intersections within individual neighborhoods are discouraged.
Neighborhoods bordering open areas shall be, wherever possible, sited to maximize views of the Specific Plan 03-067 course amenities, while discouraging through access.
Recreation areas/greenbelt features shall be, wherever possible, visible upon entry to neighborhoods to enhance neighborhood value.
Individual multi-family buildings shall be, wherever possible, separated sufficiently to provide a green space image and accommodate walks and other circulation elements.
A. Residential Architecural Design Criteria
Wall Planu, Windows, and Doors
The use of desert heat withstanding windows is encouraged. If alwninwn or vinyl frame windows are used. the frames must be painted or appropriately colored to complement the building and/or trim material.
Specific Plan 03-067 2.47
725 CLICK HERE to Return to Agenda
Entries
The use of multi pane windows is encouraged for front elevations which are visible from other private or quasi-public spaces. Trim may be painted to complement the building architecture and color.
The style of windows shall be compatible with the architectural style of the building. The use of many different styles of windows on one building plane shall be avoided. The size and proportion of panes shall correspond to the overall proportioning of the elevation.
Accent windows that have a different or articulated shape or utilize multi-panes shall be used as an accent element to create interest on building elevations. Windows are to be consistent with the regional Spanish style.
The entry ofresidential dwelling units shall be articulated as a focal point of the building's front elevatiQn through the appropriate use of roof elements, colwnns, porticos, recesses or projections, windows or other architectural features.
Sufficient stacking dis~ces at project entries shall be, wherever possible, provided.
Porches, Balconies, and Railings
2.48 Front porches shall be designed, where feasible, as an integral part of buldings to provide visual interest, as well as to promote social interaction among community residents by providing outdoor living spaces oriented to the front of the dwelling unit.
Incorporate porches and balconies to function as extensions of interior spaces, to provide shaded outdoor living spaces.
Specific Plan 03 067
726 CLICK HERE to Return to Agenda
Porches and balconies shall be designed as an integral component of the building and not as a poorly conceived add-on element.
The design of porch fill:d balcony railings shall complement the building's architecture and style.
Second stocy balconies are encouraged to provide visual interest.
Columns
Columns used as a structural or aesthetic design element shall convey a solid and durable image, and shall be consistent with the architectural style of the building.
Colwnns may be used as a free-standing form, or as support for roofs and balconies.
Chimneys
Chimneys, particularly chimney caps, shall be simple in design, so as not to distract from the building.
Specific Plan 03-067 2.49
727 CLICK HERE to Return to Agenda
SC>LIO LOW WALL
Building Details
All mechanical equipment shall be screened from view by walls or fences compatible with the building architecture, or by plant material adequate in size to provide proper screening.
The materials, colors, and forms of catJ>ort structures shall be consistent with the architectural style of the neighborhoods in which they are located.
Accessory structures shall be consistent with the architectural style of the adjacent buildings.
All flashing, sheet metal, and vents shall be, wherever possible, painted or screened from view in a manner which is compatible with the building architecture.
Common Space Elements
All residential areas shall have fully enclosed trash enclosures. which are compatible in material, color and design with the building architecture.
Support facilities such as recreation buildings, permanent leasing offices, mail stations, etc .• shall be designed in the same architectural style, and to the same level of detal1 and articulation, as the main buildings they support.
8. Residential Sit.e Planning Criteria
Single-Family Detached
The following concept shall be incorporated into the design of single-family detached neighborhoods:
The street layout within residential neighborhoods shall provide view corridors to the pedestrian pathways, open space, and landscape elements, thereby unifying pedestrian circulation and site landmarks, where feasible.
The use of parkways or greenbelt gardens connecting the residential courts is encouraged in the design of ~ighborhood streetscapes.
Specific Plan 03-067 Z.51
728 CLICK HERE to Return to Agenda
Where two-story units are located adjacent to one another, the side second story of at least one unit shall be stepped back, where feasible, to create a single-story plate line along the common side yard.
The location of dwelling units may include a random mix of front entry and side entry garages, along with a motor court concept, where feasible, to provide variety to the street scene.
Single-Family Attached
The general site planning concepts established for the single-family detached neighborhoods also apply to the single-family attached neighborhoods. In addition the following concept shall be incorporated into the design of single-family attached neighborhoods:
2.52 Neighborhood entry roadways shall focus on an amenity or a community open space feature or landmark, where feasible.
The street layout within residential neighborhoods shall provide view corridors to the open space and other special commwtlty features and landmarks, where feasible. In addition+ the view corridors should also provide physical access to these community features, where feasible.
The design of streets shall be pedestrian oriented The use of parkways is encouraged in the design of neighborhood streetscapes, where feasible. 15"' W' ,.(( S,tf,~
Proj11d S;)"A1'
P ,,.,.,.,,e,, Tt,,,..,,
s-in..t r .... s
729 CLICK HERE to Return to Agenda
2. 7.S Grading Design Standards and Guidelines
The following Guidelines are provided to give general direction to grading design. The primary focus of these Guidelines is to minimize the visual impact of grading by shaping the landfonn to reflect a more natural topography. The existing relatively flat character of theSpecific Plan 03-067 site will require a carefully thoughtout grading design to significantly alter the natural landform to create drama and visual excitement
These Guidelines are intended to outline approaches to landfonn alterations which accomplish this drama and yet sensitively blend graded areas with the adjacent topographic conditfons. Since the majority of Coral Mountain property is generally without significant contour or grade, it is anticipated that landform alteration associated with the development will 'be substantial in order to achieve the development goal of the creation of unique and dramatic landfonn within the golf course, residential, and open space area of the plan.
Grading Concepts and Standards
Landfonn alteration proposed as a part of construction within the project site boundary is subject to review and approval by the developer as part of the plan review procedures.
Such review shall include, but not be limited to, the following criteria:
Manufactured slopes should be varied in cross-section and along the slope length that utilize varied gradients.
Manufactured landforms at development edges shall be recontoured to a transition to their existing grade.
The toe and crest of any manufactured slope in excess often feet (10') in height shall be rounded with vertical curves to to create natural, nonabrupt grade changes.
All graded slopes shall be revegetated and irrigated in accordance with the landscape architectural and resource management standards outlined in these Guidelines, and as approved by the developer.
Where residential access across drainage courses occurs it shall be accomplished by a bridge or aesthetically enhanced culvert Where these improvements occur, natural materials may be used for slope bank protection.
Benns, channels, swales, etc., shall be graded in such a way as to be an integral part of the graded and/or paved surface, and shall be designed with smooth vertical transitions between changes in slope.
Grading and Drainage Plans must be prepared under the direction of a licensed Civil Engineer.
Specific Plan 3~067 2.53
the majority of Andalusia Country Club property is generally without significant contour or grade, it is anticipated that landform alteration associated with the development will be substantial in order to achieve the development goal of the creation of unique and dramatic landform within the golf course, residential, and open space area of the plan. 730 CLICK HERE to Return to Agenda
..
_,
2.9 Plant Material Palette
The theme of the landscape architecture at the Specific Plan 03-067 project is to create a lush desert character of visual variety and textural interest while complying with water conserving techniques based on plant selection and technical irrigation system design. Consistent with this goal, use of drought tolerant plant material is a primary consideration in the development of the plant palette to further aid in the conservation of water while promoting this lush desert theme in the prevailing landscape image.
To provide guidance to the builders and designers of future projects within the Specific Plan 03- 06? projec~ the plant material palette suggested gives guidance to builders and developers within the project Species in addition to those listed are to be considered in order to provide diversity; however, the plant material in the list provided are relatively successful in the unique soil and climactic conditions of project site.
PLANT PALETTE
HOl\'\I< \l.'\\lr <0\l\ICl''\\ll.
Trees
SHRUBS:
Acacia salicina
Acacia saligna
Acacia smalli
Acacia stenophylla
Brachychiton populneus
Cercidium floridum
Cercidium. hybrid
Cercidium praecox
Chamerops humilis
Chilopsis Iinearis
Citrus Specie&
Cupressus sempervirens
Fraxinus Uhdei 'Majestic Beauty'
Geijera parviflora
Lagerstroemia indica
Lysiloma microphylla var. thomberri
Olea europaea
Olneya Tesota
Parkinsonia aculeata
Phoenix dactylifera
Pinua eldarica
Pinus halepensis
Prosopis chilensis
Rhus lancea
Schinus Terebinthifolius
Thevetia peruviana
Ulmus pacvifolia
Washingtonia filifera
Washingtonia robusta
Caesalpinia pulcherrima
Carissa grandiflora
Cassia nemophilla
Dietes vegeta
Specific Plan 03~067
Weeping Wattle
Blue LeafWattJe
Desert Sweet Acacia
Shoestring Acacia
Bottle Tree
Blue Palo Verde
Desert Museum
Sonoran Palo Verde
Med. Fan Palm
Desert Willow
Citrus
Italian Cypress
Evergreen Ash
Australian Willow
Crape Myrtle
Feather Bush
Olive
Desert Ironwood
Mexican Palo Verde
Date Palm
Afghan Pine
AleppoPiae
Chilean Mesquite
African Sumac
Brazilian Pepper Tree
Yellow Oleander
Elm
CaJifornia Fan Palm
Mexican Fan Palm
Red Bird of Paradise
Natal Plum
Desert Cassia
Fortnight Lily
2.55 731 CLICK HERE to Return to Agenda
Dodonaea viscosa
Hemerocallis hybrid
Heteromeles arbutifolia
Hibiscus species
Justicia califomica
Leucophyllum Species
Myrtus communis 'Compacta'
Nandina. domestica
Photinia fraseri
Pho!Dlium tenax
Pittosporum tobira
Prunus caroliniana
Rhaphiolepis indica
Rosmarinus officinalis
Ruellia brittonis •Katie'
Ruellia. califomica
Sophora secundlflora
Tecoma stans 'Angustata'
Tecomaria capensis
Xlyosma coogestum
GROUNDCOVER:
VINES:
ACCENTS:
2.56 Acacia redoleos
Baccharis "
Bougainvillea
Dalea greggii
Lantana camara
Lantana montevidensis
Myoporum parvifolium
Oenothera berlandieri
Prlmroae
Pyracantha fortuneana
Rosmarious officinalis
Turf
Verbena species
Aotigonon leptopus
Bougainvillea species
Clytostoma callistegioides
Ficus pwnila
Macfadyena unguis-cati • Cat's Claw
Rosa bankaiae • Lady Bank's Rose
Annual Color
Agave deserti
Agave desmeitiana
Aloe barbadensis
Dasylirion wheeleri
Hesperaloe parviflora
Muhlenbergia emersylleyi 'Regal Mist'
Muhlenbergia rigens
Nolina microcatpa
Phonniwn tenax
Green Hopseed Bush
Daylily
Toy on
Hibiscus
Chuparosa
Texas Ranger
Compact Myrtle
Heavenly Bamboo
Photinia
New Zealand Flax
'Wheeler's Dwarf'
Carolina Laurel Cheny
India Hawthorn
Rosemary
Compact Ruellia
Ruellia
Texas Mountain Laurel
Yellow Bells
Cape Honeysuckle
N.C.N.
Desert Carpet
'Centennial'
various
Trailing Indigo Bush
'New Gold'
Purple Trailing Lantana
Prostrate Myoporum
Mexican Evening
Firethom
'Prostratus'
Verbena
Coral Vine
'Barbara Karst'
Violet Trumpet Vine
Creeping Fig
Desert Agave
Agave
Aloe Vera
Desert Spoon
Red Yucca
Bull Grass
Deer Grass
Bear Grass
New Zeallllld Flax
Specific Plan 03-067
732 CLICK HERE to Return to Agenda
3 Zoning and Development Regulations
3.1 SPECIFIC PLAN OVERLAY DISTRICTS
A. Purpose. To provide flexible regulations via the specific plan process which allow the use of creative land planning and design techniques to create master-planned developments incorporating coordinated building design, integrated greenbelts, private recreation facilities, emphasizing a separation of pedestrian and vehicular traffic:, and an overall increase in recreational amenity.
The regulations presented herein are pursuant to Article 8B Auth~rity and Scope of Specific Plans of the State Planning and Zoning Law of the Government Code, Section 65000 et seq and are in compliance with the California Environmental Quality Act (CEQA) and amend Chapter 9 of the City of La. Quinta Zoning Code (9.60.290).
The specific plan overlay district allows variations in tourist commercjal land uses as provided by Section 9 .40.030 (per General Plan Policy 2-1 .1.9). Specific plan densities, development standards and other features will be made consistent with the General Plan by adoption of this Specific Plan.
Pentdtted Uses. The Specific PJan 03-067 delineates the pennitted uses within the plan area boundaries de.fined within Planning Area I through Planning Area VI. Uses are tailored to individual site locations within the Specific Plan 03-067 plan boundary. the existing stre& systems, topography, and other.characteristics.
Zonilig Designation. The Specific Plan 03-067 specifies overlay zoning adopted in conjunction with approval of the Specific Plan document Upon approval. the Specific Plan 03-067 becomes an integral part of the zoning for the property within the plan. boundary and, for the plan area, becomes the Official Zoning for the City of La Quinta Property z.oning shall consist of the base district symbol followed by the specific plan symbol in parentheses; for example, Low Density Residential - LDR would be noted as LDR(RSP).
Specific Plan 03-067 3.1
733 CLICK HERE to Return to Agenda
Zoning and Development Regulation and Standards by Planning Area Zoning and Development Regulation and Standards are presented for PlatUling Area I through Planning Area VI as delineated in the Planning Area Exhibit and are presented in the fo1Jow3ng order:
Planning A1·ea I
Golf Course GC-(RSP)
USES AND STANDARDS
Description of Uses in Planning Area I
Zoning and Development Regulation and S1andards
Planning Area ll
Low Density Residential LDR - (RSP)
USES AND STANDARDS
Description of Uses in Planning Area 1I
Zoning and Development Regulation and Standards
PJanoing Area ill
Low Density Residential LDR - (RSP)
USES AND STANDARDS
Description of Uses in Planning Area III
Zoning and Development Regulation and Standards
Planning Area IV
Golf Course GC - (RSP)
USES AND STANDARDS
Description of Uses in Planning Area N
Zoning and Development Regulation and Standards
Planning Area V
Neighborhood Commercial NC- (RSP)
USES AND STANDARDS
Description of Uses in Planning Area V
Zoning and Development Regulation and Standards
Planning Area VI
Golf Course GC - (RSP)
USES AND STANDARDS
Description of Uses in Planning Area VI
Zoning and Development Regulation and Standards
3.2, Specific Plan 03-067
Medium Density Residential RM - (RSP)
RL
CN
734 CLICK HERE to Return to Agenda
3.1.1 Planning Area I
GOLF COURSB-GC - (.RSP)
Description ofUres in PlaMingArea I
/ /
The following section establishes the permitted land use and development standards for property designated as GC within Planning Area T as depicted on the Land Use Plan. Golf Supporting Use andFacilities address all land within Planning Area I.
Within the overall plan boundary, Planning Area I proposed 11 acres development uses and standards for the Specific Plan 03M067 Golf and Recreation Club, resident and guest serving recreation amenities and supporting uses.
A Golf Coarse Residential Specific Plan ~P) overlay for this project area is proposed to address land use within Planning Area I with development regulation and criteria presented herein Planning Area I of the Specific Plan 03-067 establishes standards for the location and development of recreation amenities consistent with the resort oriented nature of the project and projected trends in golf supporting facilities to serve the two 18 hole courses of Specific Plan 03-067.
A. Purpose rind lnte11t. To provide for the development and regulation of a range of specialized resident and guest serving uses oriented to Golf and Tennis Club, resident and guest serving recreation center and supporting uses, located in areas designated within Planning Area I in the Specific Plan.
B. Permitted Uses. Permitted uses for land designated GC on the Land Use Plan and/or Proposed Zoning exhibits as GC-(RSP) i~cludes all cw-rently existing allowable uses delineated in the Golf Course district delineated in the La Quinta Zoning ordinance and as specified within this Specific Plan.
C. Temporary & /11terim Uses. Temporary or recurring outdoor event staging facilities and related uses serving the use and on-site construction and site guard offices including relocatable buildings. Temporary golf house, sales and marketing buildings and offices are allowed.
D. Accessory Uses. Resort recreation and stage areas, and maintenance facilities and sites.
Signs, fences. and walls. subject to the ·design criteria set forth in this Specific PJan document Satellite dish and other antennas, subject to this Specific Plan.
E. Otlier Allowable Uses. Water wells and pumping stations, water tanks and reservoirs, public flood control facilities and devices as necessary to facilitate the CVWD or deve1oper in water management and conservation.
F. Allowable Site Coverage. As specified herein
G. Development Standards. The following development standards apply to property proposed Specific Plan 03-067 3.3
735 CLICK HERE to Return to Agenda
For development designated on the Land Use Plan and/or Proposed Zoning exhibits as GC- (RSP) and as described within the text of this Specific Plan. Standards are established for all buildings, structures and uses within Planning Area I.
BUILDING DEVELOP:MENT STANDARDS
Max. Building Height
Max. No. of Stories
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
35 ft.*+
2 8 ft.
5 ft.
5 ft.
10 ft.**
5 ft.
10 ft.***
Max. Parking Required 1 space/250sf* * * *
+Height is limited to 22' for a setback of 150' from R.0.W. on Madison & Avenue 58. •Not including chimney projections, bell towers, spires, etc . .. AC Units, trellis clements, pools, and spas are allowed to encroach into side and rear setback areas. * .. 2' of the 10' ht may be retaining with 8' freestanding. 00The area (sf) ofthe cart garage will not be included in the parking requirement calculation.
The following uses are permitted in Planning Area I.
3.4 1. Recreation Uses
Outdoor lawn and recreation uses.
Golf and Tennis clubs or complexes .
. Health and fitness clubs & Spas.
Golf course & turf/landscape areas.
Live entertainment as an accessory use to a "one-time,, event.
2. Semi-Public Uses
Museum uses.
Parks, play fields, botanical garden uses, and passive and active open space area.
Bicycle, cart, and pedestrian trails and storage facilities.
Swimming pools and spas.
3. Lodging Uses
Not allowed
4. Accessory Uses
Private parking lots, carports and open-air parking stalls as an accessory use to Residential or Open Space uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
Specific Plan 03-067
736 CLICK HERE to Return to Agenda
5. Temporary & interim Uses
** Interim event par.king lots for events anticipated to extend over three or more days of use.
Temporacy outdoor event staging facilities.
**Temporary outdoor event staging facilities anticipated to extend over three or more days of use.
*"'Construction and site guard offices in relocatable buildings. • A single asterisk indicates an allowable use requiring approval of a Conditional U.-;e Permit from the La Quinta Pkuming Commission.
••A double asterisk indicates an allowable use on a temporary basis requiring approval from the La Quin/a Community Development DU'ector.
OPEN SPACE LAND USE
Open Space land in Planning Area I is defined by the areas adjacent to the recreation club amenities. Criteria related to development of the open space surrounding recreation club facilities is presented and aUowable in all areas of Planning Area identified. The following development standards apply to the construction of club/recreation fucility buildings for supporting structures within the golf course zon.e on property designated as GC ~ (RSP) on the Land Use Plan.
ANcn..LARY BUILDING DEVEWPMENT STANDARDS
l"I 1.\1 < I"\ \TIT\'
Max. Building Height
Max. No. of Stories
Min. Setback from:
Structure Setback
Street or Parking Stall Curb
Pedestrian Circulation Walks
Min. Building to Building Setback
Min. Interior/Exterior Side Yard Setbacks to adjacent lot Maximum Allowable Screen Wall Height
t Height is limited to 22' for a sotbaok or 150' from. R.O.W. oa Madisoo & Avcmie 58. 28 ft.•t
1 2 ft.
2 ft.
5 ft.
5 ft.
10 ft
10 ft.
•Not including flllgpoles, chimnl:.)• projections, bell towers, spires, or building projcctio11s that arc nonessentinl to the fonctionru space of the oommc:rcial building (i.e. bell towers coo..) Specific P1ru.> 03-06 7 3.5
737 CLICK HERE to Return to Agenda
3.1.2 Planning Area II
RESIDENTIAL SPECIFIC PLAN RL-(RSP) USES AND STANDARDS
Ducription tif Uses m Pbnning An.& Il
Planning Area II encompasses development uses and standards for the Specific Plan 03~067 Villas and Casitas as well as ancillary supporting recreational uses and areas. This Planning Area is located centrally within the eastern half of the project site and encompassed 16 acres of land.
Planning Area Il of the Land Use Plan proposed, within its boundaries, one underlying zone, Low Density Residential LDR - (RSP).
A Residential .Specific Plan (RSP) overlay for Planning Area II is proposed to address residen1ial supporting uses land use within Planning Area II with development regulation and criteria presented herein, The development criteria for open space, passive, and active recreation areas and other uses is also delineated for Planning Arca II berein.
RESIDENTIAL SPECTFIC PLAN (RSP) USES AND STANDARDS
The following section delineates the pennitted land use and development standards for property designated as Low Density Residential Specific Plan LDR - (RSP) on the Land Use Plan1 within Planning Area JI.
A. Purpose a1ul l11te11t. To provide for the development and regulation of a range of specialized residential uses oriented to Golf club and resort lifestyle activity, located in areas designated within Planning Area Il in the Specific Plan. Represemative land use include Residential ownership, short term and long term rentals, and leasing uses as well as supporting open space and recreational use.
B. Perlllitl:ed Uses. Pennitted uses for land. designated LDR ~ (RSP) on the Land Use Plan and/or Proposed Zoning exhibits as LOR - (RSP) includes all currently existing residential serving uses and allowable uses delineated in the Cow Density Residential district description of the La Quinta Zoning ordinance and as specified herein.
C. Ten¥torary & lnterlni Uses. Temporary or recurring outdoor event staging facilities and related uses serving the Residential use and on-site construction and site guard offices includ[ng relocatable buildings. Temporary saJes and marketing buildings and offices may be allowed D. Accessory Uses. Recreation and staging areas for recreation events, maintenance facilities and sites. Signs, fences and walls, subject to the design criteria set forth in this Specific Plan document SateHite dish and other antennas, subject to this Specific Plan.
E. Other Allowable Uses. Water wells and pumping stations, water tanks and reservoirs. pub· lie flood control facilities and devices as necessary to facilitate the CVWD or developer in water management and conservation. ·
3.6 Specific Plt111 03-067
RM
Medium Density Residential RM - (RSP).
designated as Medium Density Residential Specific Plan RM - (RSP) on the Land Use Plan, within Planning Area II.
RM
RM
ing uses and allowable uses deliniated in the Medium Density Residential district description of the La Quinta Zoning ordinance and as specified herein. 738 CLICK HERE to Return to Agenda
F. Development Sta11dards. The following development standards apply to property proposed for development designated on the Land Use Plan and/or Proposed Zoning exhibits as Low Density Residential LDR - (RSP) and as described within the text of th.is Specific Plan.
Standards are established for Low Density Residential LDR - (RSP) buildings, structures and uses within Planning Area IL
Residential Detached and Attached Development Standards These standards apply to all land within Planning Area II as described within the text and graphics of this Specific Plan.
BUILDING DEVELOPMENT STANDARDS
II I \I (JI \ './Tf \ "
Max Building Height
Max. No. of Stories
Min. Livable Floor Area Per Unit
Min. Front Yard Setback from:
Street or Parking St.all Curb
Pedestrian Circulation Wa1ks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
28 ft.*t
2 1500 sq/ft
10 ft.
5 ft.
5 ft .
. ·. lO ft.**t
0 ft.**t
8 ft.***·
Per Current Code
t Height is limitt:d. to 22' for n setback of 150' from RO.W: ou Madison & Avenue 58. *Not. including chi.muey projections, bell towers, spires_ etc_ •• AC Units, trellis elements, pools, Md spas are allowed to encroach into side and rear ~back areas. *-' 2' of the 8' ht. m~ be retaining with 6' frees1Jmding.
The following uses are permjtted in Planning Area II.
L Recreation Uses
Outdoor lawn and recreation uses.
Pool/spa and water recreation uses.
Live entertainment as an accessory use to a "one-time" event.
2. Semi-Public Uses
Parks, play fields, botanical garden uses, and passive and active open space area Bicycle, cart, and pedestrian trails.
Swimming pools and spas.
3. Lodging Uses
Residential use as delineated within this 3.1.2 herein.
Specific Plan 03-067 3.7
for development designated on the Land Use Plan and/or Proposed Zoning exhibits as Medium Density Residential RM - (RSP) and as described within the text of this Specific Plan. Standards are established for Medium Density Residential RM - (RSP) buildings, structures and uses within Planning Area II.
739 CLICK HERE to Return to Agenda
4. Acces.~ ory Uses
Private parking lots, carports and open·air parking stalls as an accessory use to residential uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & Interim Uses
Sales offices, construction and site guard offices in relocatable or modular buildings.** Interim event parking lots for events anticipated to extend over 'three or more days of use.** Temporary outdoor event staging facilities.
Temporary outdoor event staging facilities anticipated to extend over three or more days of use.**
* A single asterisk indicates an allowable use requiring approval of a Co11di.tiv11al Use Permit from the IA Quinta Planu;ng Commi.~~1io11.
•• A double asterisk indicates an 111lowable use on a temporary basis requin'ng appraval from the La Q11tma Carmmmfty Development Diret1or.
OPEN SPACE LAND USE
Open Space land in Planning Area lI is defined by th.e areas adjacent to the residential units.
Amenity and supporting facilities are located on adjacent fingers of greenbelt within the development plan and may be pools, fountains, spas, etc. Development criteria is defined herein. The following development standards apply to the construction of buildings for supporting residential unit and recreational features (such as satellite pool buildings) on property designated as Low Density Residential LDR - (RSP)on the Land Use Plan.
ANCil.LARY BUILDING DEVELOPMENT STANDARDS
Ill \I 01 \\llT\
Ma.x. Building Height
Max.. No. of Stories
Min. Setback from:
Structure Selback
Street or Parking Stall Curb
Pedestrian Circulation Walks
Min. Building to Building Setback
Min. Interior/Exterior Side Yard Setbacks to adjacent lot Maximum Allowable Screen Wall Height
t Height is limited to 22' for asctb:ick of ISO' from R.0.W. on Madison & Avenue 58. 28 ft. *t
1 2 ft.
2 ft.
5 ft.
5 ft.
10 ft.
10 ft
• Not including flmgpolc;s. chimney projections, bell towers, spires, or building projections !hat are noncssentia[ to the fimctional spaco oftllt oommeteinl building (i.e. bell towers etc.)
3.8 Specific Plan 03:..067
unit and recreational features (such as satellite pool buildings) on property designated as Medium Density Residential RM- (RSP) on the Land Use Plan. 740 CLICK HERE to Return to Agenda
3.1.3 Planning Area ID
RESIDENTIAL SPECIFIC PLAN LDR-{RSP) USES AND STANDARDS
Description of Uses in PlannJngAren m
Within the overall plan boundary, Planning Area III encompasses development uses and standards for the Coral Mountain proposed residential grounds as well as ancilhuy supporting recreational uses and areas. This Planning :Area is located throughout the project site and encompasses 477 acres.
Planning Area III of the Land Use Plan proposed, within its boundaries, one underlying zone, Low Densicy Residential LDR - (RSP).
A Residential Specific Plan LDR-(RSP) overlay for Planning Axea 1Il is proposed to address residential supporting uses Jand use within Planning Area Ill with development regulation and criteria presented herein. The development criteria for open space, passive, and active recreation areas and other uses is delineated for Planning Area nr herein.
RESIDENTIAL SPECIFlC PLAN (RSP) USES AND STANDARDS
The following section delineates the pem1itted land use and development standards for property designated as Low Density Residential Specific Plan LOR - (RSP) on the Land Use Plan, within Planning Area III.
A. Purpose and Intent. To provide for the development and regulation of a range of specialized residential uses oriented to golf club and resort lifestyle activity, located in areas designated within Planning Area ID in the Specific Plan. Representative land use include residential ownership, short term and long tenn rentals. and leasing uses as well as supporting open space and recreational use.
B. Permitted Uses. Pennitt.ed uses for land designated LDR - (RSP) on the Land Use Plan and/or Proposed Zoning exhibits as LDR - (RSP) includes all currently existing residential serving uses and allowable uses delineated in the Low Density Residential district description of the La Quinta Zoning ordinance and as specified herein. Sales and marketing buildings and offices are allowed.
C. Temporary & Interim Uses. Temporary or recwring outdoor event staging facilities and related uses serving the resjdential use and on-site construction and site guard offices including relocatable buildings.
D. Accessory Uses. Recreation and staging areas for recreation events, maintenance facilities and sites. Signs, fences and walls> subject to the design criteria set forth in this Specific Plan document Satellite dish and other antennas, subject to this Specific Plan.
E. Otller A/lqwabfe Uses. Water wells and p!Jmping stations, water tanks and reservoirs, public flood control facilities and devices as necessary to facilitate the CVWD or developer in water management and conservation.
Sp,,cific Pla.u 03-067 3.9
250
RL
RL
RL
RL
RL
RL
741 CLICK HERE to Return to Agenda
F. Developmellt Standards. The following development standards apply to property proposed for development designated on the Land Use PJan and/or Proposed Zoning exhibits as Low Density Residential LDR - (RSP) and as described within· the text of tills Specific Plan.
Standards are established for Low Density Residential LDR - (RSP) buildings, structures and uses within Planning Area HI.
Residential Detached and Attached Development Standards These standards apply to all land within Planning Area lil as descnbed within the text and graph~ ics of this Specific Plan.
BUJLDING DEVELOPMENT STANDARDS
111:\I Ol .\'\ll'l\
Max. Building Height
Max. No. of Stories
Min. Livable Floor Area Per Unit
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. [nterior/Exterior Si.de Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
28 ft. •t
2 1500 sq/ft.
lO ft.
5 ft.
5 ft.
10 ft.**
5 ft.
8ft.
0 •
Per Current Code
t Height is limited ID 22' for a selhaclc of 150' from R.O.W. on Madison & Avcnut 58. •Not including chilll!ley projections, bell towers, spirt.s, ote. *• AC Un.its, trellis elements, pools, and Bpa!I art allowed to encroach into side and rear setback a~os. ••• 2' oflhe g• ht. may be retainiDg with G' freestanding.
The following uses are permitted in Planning Area UL
L Recreation Uses
Outdoor lawn and recreation uses.
Pool/spa and water recreation uses.
Live entertainment as an accessory use to a "one>-time" event.
2. Semi-Public Uses
Parks, play fields, botanical garden uses, and passive and active open space area.
Bicycle, cart, and pedestrian trails.
Swimming pools and spas.
3. lodging Uses
Residential use as delineated within this section 3.1.3.
3.10 Specific Plan 03-067
RL
RL
742 CLICK HERE to Return to Agenda
4. Accesso1y Uses
Private parking lots, cmports and open-air parking stalls as an accessory use to residential uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & Interim l/.~ e.1·
Sales qffeces, construction and site guard offices in relocatable or modular buildings.** Interim event parking lots for events anticipated to exiend over three or more days of use."'* Temporary outdoor event staging facilities.
Temporary outdoor event staging facilities anticipated to extend over three or more days of use.**
* A single asterisk indicates an allowable use req11Jring approval of a Cmidiliona/ Use Permit jiom the la Q11f11ta PlafJning Commis.<J•ion.
•• A doobie asterisk indicates an allowable use on a temporary basis requiring appr(1Wll· from the /..a Q11i1Tta Commtmily DewloprncttJ Direc!Qf'.
OPEN SPACE LAND USE
Open Space land in Planning Area III is defined by the areas adjacent to the residential wiits.
Amenity and supporting facilities are located on adjacent fingers of greenbelt within the development plan and may be pools, fountains, spas, etc. Development criteria is defined herein. The folle>wing development standards apply to the construction of buildings for supporting residential unit and recreational features (such as satelJite pool buildings) on property designated as Low Density Residential LDR - (RSP)on the Land Use Plan.
ANCILLARY BUILDING DEVELOPMENT STANDARDS
11 n1 Ol \\ nn
Max. Building Height
Max. No. of Stories
Min. Setback :from:
Structure Setback
Street or Parking Stall Curb
Pedestrian Circulation Walks
Min. Building to Building Setback
Min. Interior/Exterior Side Yard Setbacks to adjacent lot Maximum Allowable Screen Wall Height
28 ft.*t
1 .
2 ft.
2ft.
s ft.
5 ft.
10 ft.
10 ft.
1 HelGIU is limited to 22' for o. sctb3ek or l50' from R.O.W. on Madison &Avenue 58.
Not uiclucling flagpoles, chimney projections, bell ow~ s, spires, or building projections that 3re nonessential to th~ functional space of the co1M1~ial building (i.e. bell towors etc.) Specific Pl~n 03-067 3.11
RL
743 CLICK HERE to Return to Agenda
3.1.4 Planning Area IV
GOLF COURSE GC-(RSP) USES AND STANDARDS
Description of Uses in PISnning Are1l IV
Within the overall plan boundary, Planning Area IV encompasses development uses and standards for the Specific Plan 03-067 proposed Golf Course maintenance facility as well as anciJiary supporting golf uses. This 3 acre Planning Area is located at the intersection of Madison Street and Avenue 60 on the southern boWldmy of the project site.
Planning Area IV of the Land Use Plan presently has, within its boundaries, one Wlderlying zone, GC-(RSP).
A Specific Plan (RSP) over.lay for Planning Area IV fa proposed to address golf course supporting uses land use within Planning Area IV with development regulation and criteria presented herein. The development criteria for other uses is delineated for Planning Area IV herein.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section delineates fue permitted land use and development standards for property designated as Golf Course Specific Plan GC- (RSP) on the Land Use Plan, within Planning Area IV.
A. Purpose and lnunt. To provide for the development and regulation of a range of specialized maintenance uses oriented to golf course maintenance activity, located in areas designated within Planning Area [Vin.the Specific Plan. Representative land use include golf and open space maintenance building use and supporting ancillary functions to that use.
B. Permitted Uses. Pennitted uses for land designated GC - (RSP) on the Land Use Plan and/or Proposed. Zoning exlubits as GC-(RSP) includes all currently existing maintenance building serving uses and allowable uses delineated. in the Golf Course district description of the La Quinta Zoning ordinance and as specified herein.
C. Temporary & Interim Uses. Temporary or recurring outdoor event staging facilities and related uses serving the maintenance use, and on-site construction and site guard offices, and relocatable buildings.
D. Accessory Uses. Fuel and supply storage incidental to the operations of the maintenance facilities and sites. Signs. fences and walls, subject to the design criteria set forth in this Specific Plan document as as required by law. Satellite dish and other antennas, subject to this Specific Plan.
E. Other Allowable Uses. Water wells and pumping stations, water tanks and reservoirs, pub~ lie flood controJ facilities and devices as necessary to facilitate the CVWD or developer in water management and conservation.
F. Develop1t1e11t SfJT.ndards~ The following development standards apply to property proposed · for development designated on the Land Use Plan. and/or Proposed Zoning exhibits as Golf Course GC - (RSP) and as described within the text of this Specific Plan. Standards are established for Golf Course GC - (RSP) buildings, structures and uses within Planning Area IV.
3.12 Specific Pl!ln 03-067
744 CLICK HERE to Return to Agenda
BUILDING DEVELOPMENT STANDARDS
I I I \I C,H \ '\ I I I Y
Max. Building Height
Max. No. of St.cries
Min. Front Yard Setback from:
Street or Parking Stall Curb
Pedestrian Circulation Walks
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable WaU Height
Max. Parking Required
28 ft. *t
1 8 ft.
5 ft.
5 ft.
10 ft.**
5 ft.
8 ft.***
Per Current Code
t Height is limited to 22' for ll scd>nck of 150' from RO.W. on Mlidison & Avenue 58. >tNot including chimuey projections. bell towccs, spires, etc. •• AC Units, trdlis elemCD1s, pools, and spas are allowed to cnCTOICh into side and rear .sethlick areas. 'lltf'2' oflhc 8' ht may be TC!llining with 6' ~t:anding.
The following uses are pennitted in Planning Area IV.
1. Recreation Uses
Outdoor lawn and recreation uses.
2. Semi-Public Uses
Maintenance building uses, and passive and active open space area.
Swimming pools and spas.
3. Special Uses
Fuel storage, fertilizer storage, and use incidental to maintenance building functions
4. Accessory Uses
Prjvate parking lots, carports and open-air parking staJls as an accessory use to maintenance builrung uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & Interim Use.~
Site guard offices in relocatable or modular buildings.** Interim event parking lots for events anticipated to ex.tend over three or more days of use.**
Temporary outdoor event staging facilities.
Temporary outdoor event st.aging faciHties anticipated to extend over three or more days of use.**
•A single asterisk indicates an allowable use 1-equfr;ng approval of a Conditional Use Permit from the La Quinta Pk11111l11g Comm/ssfo11.
•• A double asterisk indicates an allowable use on a. temporary basis requiring approl'al from the I.a Quinta Community Deve{vpmerit Di.recfo1:
Specific Pln.u 03-067 3.13
745 CLICK HERE to Return to Agenda
3.1.S Planning Area V
NEIGHBORHOOD COMMERCIAL NC~(RSP) USES AND STANDARDS
Description of Uses in Planning Ares V
Within the overall plan boundary, Planning Area V encompasses development uses and standards for the Specific Plan 03-067 Neighborhood Commercial center as we1l as anciJJary supporting uses. This Planning Area is located at the intersection of Madison Street and Avenue 58 on the northern boundary of the project site.
Planning Area V of the Land Use Plan propQSed, within its boundaries, one underlying zone, Neighborhood Commercial NC{RSP) on JO acres of Jand.
Pennitted uses in the NC Zoning District will combine essential day-t<rday neighborhood goods and services, tourism and visitor-based retail restaurant and limited entertainment opportunities,and facilities ne-cessary for the operational demands of such uses. The following uses are permitted in Planning Area V with review of development proposals generally conforming to this Specific Plan and may require submittal of Et Site Development Permit, Temporary Use Pennit, or other long or short term approval package at the discretion of the Community Development Department.
NEIGHBORHOOD COMMERCIAL NC - (RSP) USES AND STANDARDS
The folJowing section delineates the permitted land use and development standards for property designated as Neighborhood Commercial NC-{RSP) on the Land Use Plan, within Planning Area V.
A. Purpose and llUent. To provide for the development and regu)ation of a range of specialized neighborhood serving commercial and retail uses oriented to Golf club and resort lifestyle activity. located in areas designated within Planning Area V in the Specific Plan. Representative land use includes neighborhood serving commercial and retail use and supporting ancillary functions to those uses.
B. Pennitted Uses. Permitted uses for land designated Neighborhood Commercial NC-(RSP) on the Land Use Plan and/or Proposed Zoning exhibits as Neighborhood Commercial NC-(RSP) includes all currently existing maintenance building serving uses and allowable uses delineated in the Golf Course district description of the La Quinta Zoning ordinance and as specified herein.
C. Temporary & Interim. Uses. Temporary or reCWTing outdoor event staging facilities and related uses serving the Commercial use, on-site construction and site guard offices and relocatable buildings. Temporary sales and marketing buildings and offices are allowed.
D. Accessory UKes. Signs. fences and wal1s, subject to the design criteria set forth in this Specific Plan document as as required by law. Satellite dish and other antennas, subject to this Specific Plan.
3.14 Specific Pl/\n 03-067
4.5 uses. This Planning Area is located at the Southeast corner of Madison Street and Avenue 58 on the northwestern boundary of the project site.
CN
CN
CN
CN
CN
CN
CN
746 CLICK HERE to Return to Agenda
E. Otlter Allowable Uses. Water wells and pumping stations, water tanks and reservoirs, public flood control facilities and devices as necessary to facilitate the CVWD or developer in water management and conservation.
F. Devilopnumt Standards. The following development standards apply to property proposed for development designated on the Land Use Plan and/or Proposed Zoning exhibits as Golf Course Neighborhood Commercial NC-(RSP) and as described within the text of this Specific Plan. Standards are established for Neighborhood Commercial NC - (RSP) buildings, structures and uses within Planning Area V.
Neighbm·hood Commercial and Development Standards
These standards apply to all land within Planning Area V as described within the te>..1 and graphics of this Specific Plan.
BUILD1NG DEVELOPMENT STANDARDS
111.\I C.ll \:\Hl'I
~imum Structure Height
Maximum Nutnber of Stories
Minimum Front Setback
Minimum Rear Setback
Minimum Parking
Maximum Lot Coverage (F.A.R.)
Minimum Building Setback to Avenue 58
Minimum Building Setback to Madison Street
Minimum Interior/Exterior Side Yard Setbacks
Maximum Wall Height
35 ft.*
2 10'
10'
1 /250'GLA
.25
25 ft.
25 ft
5/10 ft.
10 ft.
•Architectural and roof projections not providing habitable or otherwise unusable gpace,. such as chimneys, spires, finials, and similar femmes shall be permitted to extend up to ten feet. above the moximum struc11Ire height.
The full owing uses are permitted in of Planning Area V
1. Retail Us~·. Retail merchandise sales of limited goods (goods that can be carried out by the customer), such as antiques, appliances, bicycles, wholesale and/or retail foods, newspaper and magazines, tobacco products, kitchen and bath shops, video and audio equipment, clothing, pets and pet supplies, office equipment and suppJies, party and/or costume rentals, sporting goods, home furnishings, hardware and home improvement items, and other related items.
2. Public Uses. Restaurant"S and prepared food service facilities including restaurants, deli~ ca.tessen, tea, coffee and ice cream shops, pizzerias, and similar uses. Prepared food sold specifically for on-site consumption, with indoor/outdoor sea.ting. Such uses include tine dining and other low to medium turnover restaurant ; cocktail lounges, dinner clubs, sports bar/lounge, bar/grill, night clubs and similar uses, with alcohol sales for on-site· conswnption only, along with live, recorded or other entertainment in or outdoors such as music and/or dancing, karaoke, arcade games, pool, billiard or shuftleboard tables, etc.
Specific PlEttl 03- 067 3.15
CN
CN
747 CLICK HERE to Return to Agenda
3. Special Ul;es. Professional service offices providing limited sales, such as medical., denta~ veterinary clinic, dietician, optician, catering, attorney, real est.ate, banking, mortgage broker, sociaJ and community service offices, property management, financial services, beautician, barber, reproduction service, tailor, cleaners and laundry, posml services, shoe, watch, jewelry and bicycle repafr, and similar uses. Offices with larger scale service aspects, such as limousine and auto renml. Indoor or outdoor professional art studios, dis plays and/or galleries, for alJ artistic endeavors and production, to focJude dance, painting, sculpting, ceramics, jewelry, glass blowing, photography, handmade fumitur<; stone cutting, and similar activities. There may be sales, presentations and displays or demonstrations to the public.
4. Acce~·sory U~·~
Private parking Jots, carports and open-air parking stalls as an accessory use to commercial building uses.
Signs in accordance with this Specific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & Interim Uses
Site guard offices in relocatable or modular buildings.** Interim event parking lots for events anticipated to extend over three or more days of use.~'* Tetnporaiy outdoor event staging faciHties.
Temporruy out.door event staging fucilities anticipated to extend over three or more days of use.**
6. Other Allowable Use
Public indoor assembly/entertainment facilities, such as auditoriums, theaters, dinner theaters, conference center, gymnasium facilities, concert halls and related use. Indoor facilities for education, training, self-help and improvement, hobbies, or vocational purpose, both public and private. These may be located in any facilities Indoor/outdoor cultura~ historic and similar displays and galleries for all fypes of artifacts and/or artistic media, such as museums, auction houses and consigrunent room. Such uses may include sale of display act pieces.
"' A single a.i.ierisk indicates Ill\ allowable use roquiring approval. <?fa Conditional Use Permit from the La Qui ma P/01ming C.Ommission.
0 A double asterisk indicates an allowable use on a temporaiy basis requiring approval from the La Quinta Community Development Director.
The ~nnitted uses in Planning Area V do not preclude other similnr uses which are com· patible with the specifically identified uses and otherwise meet the criteria for this Specific Plan and the cwrently approved Neighborhood Commercial District within the La Quinta Zoning ordinance.
Any detennination on a proposed use whether listed or unlisted herein may be either internally reviewed by tbe Commwiity Development Director or Planning Manager or referred to the Planning Commission as a non-hearing item if the Community Development Director or Planning Manager determines on a case-by-case basis that the public interest would be better served by such referral.
3.16 Sl?ecific Plan 03-067
748 CLICK HERE to Return to Agenda
3.1.6 Planning Area VI
Golf Course GC<RSP) USES AND STANDARDS
Description of'Use.s }n PJRoningArca VJ
Within the overall plan boundary, Planning Area VI encompasses 421 acres of development for the Specific Plan 03-067 proposed Golf Course as well as ancillary supporting uses. This Planning Area is located 'furoughout the site.
Planning Area VI of the Land Use Plan presently addresses 421 acres within its boundaries, one underlying zone, GC - (RSP).
A Specific Plan (RSP) overlay for Planning Area VI is proposed to address golf course supporting uses land use within Planning Area VI with development regulation imd criteria presented herein. The development criteria for other use is delineated for Planning Area Vl herein.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The fo!Jowing section delineates the pennitted land use and development standards for property designated as Golf Course Specific Plan GC-(RSP) on the Land Use Plan, within Planning Area VI.
A. Purpose a11d Intent. To provide for the development and regulation of a range of specialized golf and open space uses oriented to Golf club and resort recreation lifestyle and activity, located in areas designated within Planning Area VI in the Specific Plan. Representative land use include golf and open space use and supporting recreation functions to that use.
B. Permitted Uses. Penn.itted uses for land designated GC - (RSP) on the Land Use Plan and/or Proposed Zoning exhibits as GC - (RSP) includes all currently existing golf serving uses and allowable uses delineated in the Gotf Course district description of the La Quinta Zoning ordinance and as specified herein. Sales and marketing buildings and offices are allowed.
C. Temporary & Interim Uses. Temporary or recurring outdoor event staging facilities and related uses serving the golf course use and on-site construction and site guard offices including relocatable buildings.
D. Accessory Uses. Limited food and beverage sales throughout tne golf course area and accessory facilities (such as comfort stations and vending booths) to that use.
E. Otlter Allowable Uses. Water wells and pumping stations, water tanks and reservoirs. public flood control facilities and devices as necessary to facilitate the CVWD or deveJoper in water management and conservation.
F. Detiefopment Standards. TI1e following development standards apply to property proposed for development designated OJl the Land Use Plan and/or Proposed Zoning exhibits as Golf Course Sp.:cific Plan 03-067 3.17
295
295
749 CLICK HERE to Return to Agenda
GC - (RSP) and as descnbed within the text of this Specific Plan. Standards are established for Golf Course LDR- (RSP) buildings, structures and uses within Planning Area VI.
Golf Course Building Standards
These standards apply to all land within Planning Area VI as described within the text and graphics of this Specific Plan BUILDlliG DEVELOPMENT STANDARDS
l'l'l:\J ()l .\.\ ITf'l'
Max. Building Height
Ma."C. No. of Stories
Min. Front Yard Setback from:
Street or Parkiog Stall Curb
Pedestrian Circulation Walles
Garage/Carport Setback
Min. Total Side Yard Setback
Min. Interior/Exterior Side Yard Setbacks
Max. Allowable Wall Height
Max. Parking Required
28 ft.•t
2 8 ft.
5 ft.
5 ft.
10 ft.••
5 ft.
8 ft.*"'"'
Per Current Ordinance
t H.cight is limited to 22' for a setback of l SO' from R.O.W. an Madison & Avenue 58. •Not including chimney projections, bell rowers, spires, eltl. · ... AC Un.iis, trellis ctcn1eo.ts. pools, and spo.s rue Allowed to encroach ioto sidti And rear setback lll'CDS. *** 2' of1hc 8' hJ... lllBY be reminillg wilb. 6' fmestanding.
The following uses are permitted in Planning Area VI.
1. Recreation Uses
Golf course use
Pool/spa and water recreation uses.
2. Semi-Public Uses
Maintenance building uses, and passive and active open space area.
Parking facilities for employees of the development.
3. Special Uses
Fuel storage, fertilizer storage, and use incidentn1 to golf course operations
4. Accessory Uses
Pr.vate parking lots, carports and open-air parking stal]s as an accessory use to maintenance building uses.
Signs in accordance witli this Speeific Plan.
Antennas and satellite dishes in accordance with this Specific Plan.
5. Temporary & interim Uses
Site guard offices in relocatable or modular buildings.**
3.18 Specific Plan 03-067
GC
750 CLICK HERE to Return to Agenda
Temporary outdoor event staging facilities related to golf operations Tempora:ry 'outdoor event staging facilities anticipated to extend over three or more days of use.*•
"' A single asterisk indicates an allowable use requir;,1g approval of a Condilional Use Permit from fhe La Q1,inta Pla1111ing Com111isslon.
•• A double asterisk indicates an allowable use on a temporary basis raqufrlng approval fronr the La Quinta C0111111tr11ity De11elopment Di'/'8cto1:
OPEN SPACE LAND USE
Open Space land in Planning Area VI is defined by the areas adjacent to the Golf Course Supporting facilities are located on adjacent fingers of greenbelt within the development pJan.
The following deveJopment standards apply to the construction of buildings for supporting golf and residential features (such as restroom buildings) on property designated as Golf Course GC- (RSP)on the Land Use Plan.
ANCil.LARY BUILDING DEVEWPMENT STANDARDS
11 I \I <.H".\ \ lTIY
Max. Building Height
Max. No. of Stories
Min. Setback from:
Structure Setback
Street or Parking Stall Curb
Pedestrian Circulation Walks
Min. Building to Building Setback
Min. Intcrior!Ex.terior Side Yard Setbacks to adjacent lot Ma.xim.um Allowable Screen Wall Height
14 ft.*
1 2 ft.
2 ft.
0 ft.
5 ft.
0 ft.
8 ft.
*Not includin$ building projections !hat~ noncs.,,ential to IM fooctionel spnce of the building (i.e. bell towers elc.) whlch may extend an additional 10' m h~ght Specific Plan 03-067 3.19
751 CLICK HERE to Return to Agenda
3.2 SPECIFIC PLAN AMENDMENTS
Minor modifications to the approved Specific Plan 03-067 are allowed at the discretion of the Community Development Director or Designee. Future modifications to the Specific Plan 03-067 must be consistent with the purpose and intent of the current approved Coral Mountain Specific Plan Amendment .
3.2.1 Specific Plan Amendment Procedures
Minor modifications to 1he approved Specific Plan 03-067 are allowed at the discretion of the Commwiity Develqpment Director or designee.
A. Changes TJurt Do Not RequireA Specific Pla11.Anzendme11t As development within the Specific Plan 03-067 progresses, it may be demonstrated that certain detail changes are appropriate in refinement of the Specific Plan; therefore it is intended that the Specific Plan Document provide flexibility with respect to the interpretation of the details of project development as well as those items discussed in general terms in the Specific Plaa If and when it is determined that changes or adjustments are necessary or appropriate. these changes or adjustments shall be made as an administrative procedure approved by the Community Development Director or designee.
After such administrative change has been approved, it shall be attached to the Specific Plan as an addendum, and may be further changed and amended from time to time as necessary. Any such administrative changes do not require a Specific Plan amendment process.
The following changes to the Specific Plan may be made without amending the Specific Plan 03-067:
The transfer of dwe11ing units from one planning area to another within a single planning area while maintaining the maximum overall Specific Plan dwelling unit n11.mber of units. • The addition of new infonnation to the Specffic Plan maps or 1ext that do not change the effect of any regulation. The new information may include more detailed, site-specific information. If this information demonstrates that Planning Area boundaries are inaccurately designated, based upon the goals of the Specific Plan, said bowidaries may be adjusted to reflect a more accurate depiction of on-site conditions, without requiring a Specific Plan Amendment Adjustments to the golf corridors may be made resulting in a corresponding change to the adjacent developm~nt parcel without the requirement of a specific pJan amendment.
Changes to the collllnllllity infrastructure such as drajnage systems, roads, water and sewer systems, etc., which do not have the effect of increasing or decreasing capacity in the project area beyond the specified density range nor increase the backbone infrastructure construction or maintenance costs.
Changes That Require A Specifre Plan. Amendment.
If it has been determin~d that the proposed change is not in ·conformance with the intent of the current Specific Plan approval, the Specific Plan may be amen.ded in accordance with the procedures set forth in Chapter 9.240 of the City ofLa Quinta Zoning Code.
3.20 Specific Ple11 03-067
Original Specific Plan
and its amendments.
752 CLICK HERE to Return to Agenda
3.3 DENSITY TRANSFER PROVISIONS
The transfer of residential density from one Residential Planning Area to another Residential Planning Area within the Specific Plan 03-067 boundary is permitted based upon the provisions h~rein. Revisions to the Planning Area Statistical Summaries made in accordance with these provisions do not require an amendment to the specific Plan. Transfers of density may be approved to add or reduce the number of units within a given Residential Planning Area up to but not exceeding 25% of the Target Units for each Planning Area.
Residential density may be transferred from any Residentia1 Planning Area allowing residential development to any other Residential Planning Area allowing residential development regardless of Planning Area location or intensity residential land use category. Within the Planning Area receiving the transferred density, the permitted density need not be evenly distributed to all subdivisions which comprise the "receiving" PJanning Area. Application for Density Transfer shall be made in writing to the Commwiity Development Director or designee and shall include the following:
Location of properties to be involved in the transfer including the Planning Area or other lot or district designations.
The number of units to be transferred from one planned are to another.
A calculation of acreage for each affected Planning Area showing the current nwnber of allowable units, the proposed numbez: of allowable units for the effected Planning Areas, and, if the transfer is approved, the increase and decrease {expressed as a percentage of the previous approval unit count).
The Community Development Director or designee shall approve the Density Transfer if the following conditions are met:
The overall goals of the Specific Plan 03-067 as amended are maintained.
The full range of housing stock remains available.
Community facilities such as schools and parks can accommodate the additional units in the affected area.
Infrastructure facilities such as roads, sewer, and water can accommodate the additional units in the affected area.
proposed densities are compatible with existing City of La Quinta General Plan Land Use designations.
Specific .Plau 03-0 67 3.21
753 CLICK HERE to Return to Agenda
•.
·'
4 General Plan Consistency
California Government Code (Title 7, Division l, Chapter 3, Article 8, Section 65450 - 65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines and programs with the goals and policies set forth in the general plan.
The Cjty of La Quinta General Plan contains the following elements: Land Use, Circulation, Open Space, Parks and Recreati~n. Environmental Conservation, Infrastructure and Public Services, Environmental Hazards, Air QuaJjty and Housing. Bach element of the General Plan contains a summary of key issues which direct and gwde that element's goals and policies.
The summary of key issues is used fa the Specific Plan 03-067 as the basis for evaluating the Specific Plan's consistency with the City's General Plan. Applicable key issues are stated below followed by a statement of how the projects Specific Plan as amended conforms thereto.
4.1 LAND USE ELEMENT
Maintaining the City's low density residential character with a balance of supporting commercial and community facilities.
The Land Use Plan of Specific Plan 03-067 designates the majority of the site a.<i low Density Resideraial as well as Open Space and Go(f use. Supporting commercial Specific Plan in areas adjacent to existing supporting i11frastn1ct1n-e.
The City enjoys a reputation as a desirable locale. The City's unique and attractive character stems from a combination of its environmental setting near the moWltains, the "La Quinta" image ...
The Developer qf the Specific Plan 03-067 Master Plan ery·oys a foundation of hosting nationally recognized golf events capitalizing on, and reinforcing, the City :r imique setting jbr championship golf recreation and the 1Wtoriety that comes with promier sporting event broadcast.s worldwide.
As th.e Commercial development continues in the City, potential incompatibilities between land uses will need to be addressed. Visual, audible and odoriferous impacts wilJ have to be addressed ·through design, buffering, screening and other mitigation techniques.
Specific Plan 03-067 de.'ligrmtes the majority of the site as Low Den.~ ity Residential and championship golf amenities. Supporting and adjacent development is planned in a variety of heights and elevations in order to minimize the visual impact while providing greenbelt screens to negative a.ff-property influences such as traffic noise and related impllcts.
Specific P11W 03-06 7 4.1
754 CLICK HERE to Return to Agenda
The trend of walled residential subdivisions has resulted in many types of perimeter wall treatments in the City. The design of these walls and other elements of the streetscape should be coordinated to create more of a continuous appearance throughout the entire community.
The perimeter wall treatment suggested for· Spec{fic Plan 03-067 establishes a conslrtenJ theme via continuous plantings and wall treatments CLr; envisioned by the City in this statement.
Maintain the City's low density residential character with a balance of supporting commercial and community facilities.
The Land Use Plan of the Specific Plan 03-067 Specific Plan designates the majority of the site as Low Density Residential Residential serving commercial del!e/opment ;s planned within the NeighlJorJwod Commerc;al. land use of the Specific Plan.
Development should not be allowed on hillsides nor alluvial fari areas to protect the scenic resources of the City.
The project boundary of Specific Plan 03-067 is outside of the pristine hill.sides and alluvial.fan areas and therefore generates no impact to these valuable resources.
4.2 CIRCULATION ELEMENT
4.2 Roadway classifications and design standards should be based on current estimates of build-out reflecting approved development projects.
Development standards of perimeter roadways are established in the General Plan Circulation Element. Existfrig and proposed roadway improvements in and around the project boundary are based on current estimates of build-out and consistent with. the goals and policies established in tlte Circulation Element of the Genr:ral. Plan.
Alternative circulation system improvements need to be developed to relieve traffic c-0ngestion along Washington Street.
Specffic Plan 03-067 abuts Madison and Jefferson Streets and takes pr;mary ,md secondary acaessfrom these roadway.~. Impacts to Wcr.i;hington Street are minimal due to the distance from the project site. ·
Traffic impacts resulting from development should be identified through a mandatory traffic impact analysis process.
peve/opment projeot.s at Specific Plan 03-067 are subject to th;s requirement established in the Devel.opment Review Process delineated in rms Specific P Ian docwnent as amended.
Pedestrian and bicycle networks should be developed which link activity centers in order to facilitate recreational wallcing and biking and to establish non~automotive transportation as a viable alternative to driving.
Internal go{( cart, bicycle, and pedestrian access is incorporated in the Circulation Plan for Specific Plan 03-067 and i.'I accommodated on the exli;ting and planned roadway .sy.~tem. 8pllcific Plan 03-067
Monroe
Jefferson
755 CLICK HERE to Return to Agenda
The circulation system should be designed and maintained to encourage walking, bicycling and transit utilization as alternatives to automobile travel Improvements to existing transit service should be considered, including provision of additional transit stops on major roadways and covered bus shelters at all existing and future stops.
The development along the perimeter of Specific Plan 03-067 designates locations for transit .~·tops and shelters. The internal circulation systems promotes the use of golf carts, pedestr;an. paths and shuttles as a means of minimizing vehicular traffic.
4.3 OPEN SPACE ELEMENT
Development on "dune" areas should be enhanced to accentUate 1he scenic, topographical and cultural resources of the City.
Although no areas of typical drme lanllfonrt ex;st within the am.ended Specific Plan boundOJy, the landscape concept designates the dune portions of Specific Plan 03-067 as a valuable resource to be inJegrated into the overall master p!tm of development in either landform mass and topography or in plant material theme. 11ie Championship Golf Courses planned for construction will utilize varied and significant topog,.aphy in an environmentally responsible manner to create dramatlc scenic resources.
Open space should be de.fined to include lriJJside areas, alluvial rans, water courses, golf courses, and natural park areas. Natural, improved and unimproved types of open space should be included within the definition.
Lakes and dramatic earthscaping are the predominant landscape theme throughout Specifw Plan 03-067 land.~cape architecl.ure as planned and will be integrated into the overall masff!r plan grading concept.
As a link to the City's cultural past, elements of existing citrus orchards, date palm groves and .funning areas should be preserved
Specific Plan 03-067 will utilize the success of tlte Rancho La Quinta landscape concept which estahhr;hed Citrus "Groves'' as a primary imaging theme in landscape architecl.ure.
Simtlar/y. Date Palms will be used as the primary vertical statement at the entry points to the project as well as withtn the boulevanl kmd~cape theme.
Pennitted lllild uses and standards for development in open space and watercourse areas should be identified.
Development standards for Specific Plan 03-067 are delineated in Section 3, Zoning and Development Regulations, within thi.Y document for development in open space and water course areas.
Specific Plnn 03-067 4.3
756 CLICK HERE to Return to Agenda
4.4 PARK AND RECREATION ELEMENT
Parle and recreation uses should be located in proxi:mify to residential uses to facilitate pedestrian access and should include the provision of appropriate facllities.
The master plan for development w;Jh;n Spec{fic Plan 03-067 has, as a primary focus, recreation amenities.for golf, tennis, and passive walking within the project site.
An integrated bicycle network and well ftmctiorung pedestrian path system should be provided Bike paths are a passive u .. ~e of tire prh;ate roadway system within Specific Plan 03-067 with connections to the existing estah!Lrhed network of bike path({ on adja1,,-enr circulation links.
Sewage effluent should be utilized for large turf (i.e., golf course, active recreation) areas and drought tolerant plant species should be used to reduce the impact <>n the potable water supply of the City.
When eco11om.icully feasible, ret:ycled water sources are envisioned as a source of irrigation water for the recreation elements of the plan area. Drought resistant plant material is a staple of the palette within the plan area.
4.5 ENVIRONMENTAL CONSERVATION ELEMENT
4.4 Scenic corridors, vjst.as and view sheds of the Santa Rosa and Coral Reef Mountains, as well as views toward the San Gorgonio Pass, shouJd be preserved and enhanced.
Utility resources should be conserved utilizing a variety of feasible strategies.
Recycled wastewater will be utilized at Specific Plan 03-067 to supplement irrigation demands once economically available to mi,iimize water consumption..
The City should be protected from the adverse impacts of storm water runoff, including properfy damage as well as water quality.
The golf courses are desigrzed with basins within the corridors to provide stonn water retention during flooding.
Permitted land uses and standards for development in open space and watercOlrrse areas should be identified. '
Golf course u.se features the integration of watershed zones with open .space and are designed within. the con·idors to provide storm warer retention duringflooding.
TI1e quality and quantity of grmmdwater should be protected and maintained. Water conservation efforts should be maintained, expanded and implemented.
La lees within the g:O!f coio·se boundt1ry1 prav;de for storage of run-off for use in irrigation.
Specific Pla.n 03-067
is
757 CLICK HERE to Return to Agenda
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
Utility resources should be conserved utilizing a variety off easible strategies.
All structures are built to City Zon.ing and Development Code and the uniform building code standard~· which implement a strategy of conservation of energy and resources.
Adequate levels of law enforcement, fire protection, health care services and facilities should be provided in reasonable proximity to City residents.
The Specific Plan 03-067 project conlTibutes to iefrastructure fees to mitigate any perceived impact and provides additioru1/ se.cul'ity personnel thereby reducing the required manpower from Jhe Ciiy ~\' law enforcement services.
The recycling, reduction and reuse of waste generated in the City should be supported by the City.
All structures are built to City Zoning and Development Code and the un!form building code standards which implement a strategy of conservation of energy and resources.
Frequent collection of solid waste and adequate disposal should be provided to keep the City clean and disease-free.
The Spec{fic Plan 03-067 project contributes to infrastructure fees to mitigate any perceived impact.
4.7 ENVIRONMENTAL HAZARDS ELEMENT
The standards for development should be carefully regulated to minimize structural damage and loss of life (from earthquakes). even though the City is located in a low intensity groundshaking zone.
All structutes are built to City 'Zoning and Development Code and the uniform buil.ding code standards which fmp!emrmt a strategy of con.~ervat.ion of energy and resources.
The development of areas located within 100-year floodplain boundaries and not protected by existing stonn water facilities should be ad.dressed.
All structures are built to City Zoning and Development Code and the un!form building code standard'> which implement a .~·trategy of conservation of energy and re.source.r.
Subsidence hazards for the eastern portion of the City due to its loca1ion within a region characterized by potential soil liquefaction during severe ground shaking should be reduced if possible.
All st1'Uclures are. built ·to City Zoning and Development Code and the uniform building code &landards ~hich implement. a strategy of conservation of energy and resowves. 4 .5
758 CLICK HERE to Return to Agenda
Noise mitigation should be considered with all development near arterial streets.
Sethach·.from adjacent arterials are required by City development regulation.
A noi.-;e study has· been prepared for development a4jacent to arterials and other development as requ;red by the City ofLa Quinta Community Development Department.
The factors that contribute to the increased risk of fire hazard should be reduced to protect La Quinta citizens and structures from fire damage.
All structures are built to City Zoning and Dl!11elopment Code and the 1mifonn building code standards which implement{' strategy of comervation of energy and resources.
4.8 AIR QUALITY ELEMENT
4.6 The stationary and mobile source of air quality impacts associated with new development should be addressed.
• An analysis of the Air Quality has been prepared m conjunction wtth the pmv;ous Spec[flc Plan amendment #1. All perceived impacts associated with this prq;ect propo.s·al will be mitigated to a level of insignificance.
The Applicant shall utilize blow sand and dust control measunts in accordance with the Municipal Code and the Uniform Building Code and subject to the approval of the City Engineer. Particular care shall be exercised during periods of extreme wind activff.)~ An analysis of tire Air Quality has been prepared in cot1iuncti.on with the previous Specific Plan amendment #1. AU perceived impacts associated with this project proposal will be mitigated to a level of insign{fl.cance.
At the time of submittal of tentative tract maps or plans for a1ty zoning approval the Applicant s/r(Ji[ demonstrate that adequate provlriott has bee1t made for rton-automotive means of transportation within the project site as a means of reducing dependence on private automobHe.s. 111i$ may include golf cart path systems, bic,ycle and pedestrian system:;, and other similar systems ca11sfstentwith the specific plan.
Specific project designs shall encourage the use of public transit by providing for bus stops as required by the Commtmity De11elopmcmt Director and co11siste11t with the requb'ements of local transit dist,.icts and the specific plan.
The Applicanl shall encourage and support the use of Sunline van/bus service and Dial-A-Ride between "the project site, local airports (e.g., Palm Springs, Thermal) and other regional land uses.
Specific Pinn 03-067
759 CLICK HERE to Return to Agenda
760 CLICK HERE to Return to Agenda
EXHIBIT B
GENERAL PLAN CONSISTENCY ANALYSIS
A. Land Use
• Goal LU‐1: Land use compatibility throughout the City. • Goal LU‐2: High quality design that complements and enhances the City. • Policy LU‐2.1: Changes and variations from the Zoning Ordinance in a Specific Plan will be offset by high quality design, amenities and mix of land uses.
• Goal LU‐5: A broad range of housing types and choices for all residents of the City.
• Policy LU‐5.2: Consider changes in market demand in residential product type to meet the needs of current and future residents. • Goal LU‐6: A balanced and varied economic base which provides a broad range of goods and services to the City’s residents and the region. • Policy LU‐6.2: Maintain commercial development standards in the Zoning Ordinance including setbacks, height, pad elevations and other design and performance standards that assure a high quality of development. • Policy LU‐6.3: Support and encourage the expansion of the resort industry as a key component of the City’s economic base.
Consistency: The site components (neighborhood commercial, low density residential, resort residential, resort hotel, resort amenities, recreational amenities, and open space) are compatible with surrounding residential, open space, and neighborhood commercial uses and designations. Lands to the north of the project and south of Avenue are designated Low Density Residential and Medium Density Residential. Development of these lands would be governed by the City’s zoning standards, and would consist of attached or detached single family residential developments (two to four units per acre for Low Density Residential), and medium density neighborhoods (four to eight units per acre). This development is expected to be consistent with and similar to the uses proposed within the project because the project proposes a maximum of 496 low density residential housing units on approximately 232.3 acres, as well as a maximum of 104 resort residential units, on approximately 40.5 acres, which would be similar to the density and intensity of development allowed under the General Plan.
The project is separated from adjacent uses by surrounding arterial streets and physical topographic barriers, such as Coral Mountain. Off‐site 761 CLICK HERE to Return to Agenda
development includes the connection to an existing Imperial Irrigation District (IID) substation to provide electricity to the project site. The off‐site improvements would not impact land use of the off‐ site areas.
The Coral Mountain Resort Specific Plan includes detailed design guidelines in Section 4 of the SP to guide high‐quality development throughout the Specific Plan area. The project includes both neighborhood commercial and tourist commercial land uses which will generate revenue and create employment opportunities. The proposed project would increase services associated with tourism and neighborhood commercial uses.
The project proposes housing of varying types and sizes with access to resort and recreational amenities, thus enhancing housing choices for potential buyers. Planning Areas II and III will offer a broad range of housing options on the site. Planning Area II, designated as Low Density Residential, anticipates detached or attached residential dwelling units with densities ranging from 0.8‐4 dwelling units per acre. Planning Area III proposes the development of resort residential dwelling units with densities ranging from
2.5‐2.8 dwelling units per acre.
Consistent with Policy LU‐5.2, Goal LU‐6, and Policy LU‐6.3, the implementation of the Tourist Commercial land use designation and the associated development of a recreational facility and hotel will promote the continued growth of the tourism and resort industries in La Quinta by providing resort, recreational, commercial, and residential land uses on the 386‐acre property. Additionally, the residential uses will incrementally increase demand for commercial goods and services in the region, thus enhancing the economy.
B. Circulation
• Goal CIR‐1: A transportation and circulation network that efficiently, safely and economically moves people, vehicles, and goods using facilities that meet the current demands and projected needs of the City. • Policy CIR‐1.12: As a means of reducing vehicular traffic on major roadways and to reduce vehicle miles traveled by traffic originating in the City, the city shall pursue development of a land use pattern that maximizes interactions between adjacent or nearby land uses.
• Goal CIR‐2: A circulation system that promotes and enhances transit, alternative vehicle, bicycle and pedestrian networks.
• Policy CIR‐2.2: Encourage reduction of greenhouse gas (GHG) emissions by reducing vehicle miles traveled and vehicle hours of delay by increasing or encouraging the use of alternative modes and transportation technologies, 762 CLICK HERE to Return to Agenda
and implement and manage a hierarchy of Complete Street multimodal transportation infrastructure and programs to deliver improved mobility and reduce GHG emissions.
• Policy CIR‐2.3: Develop and encourage the use of continuous and convenient pedestrian and bicycle routes and multi‐use paths and places of employment, recreation, shopping, schools, and other high activity areas with potential for increased pedestrian, bicycle, golf cart/NEV modes of travel.
Consistency: The project proposes a private circulation system to provide safe and efficient passage for pedestrians and motorists throughout the site.
The project proposes a multi‐modal circulation system, aiming to decrease automobile dependency by providing transportation facilities for a variety of user groups including motorists, cyclists, pedestrians, and drivers of electric vehicles. The project proposes a private circulation system that will safely accommodate both vehicles and pedestrians with shared low‐ speed, low‐ volume internal streets. The multi‐modal transportation system will consist of off‐street bicycle and pedestrian paths/routes, sidewalks in higher traffic areas, enhanced pedestrian/bicycle crosswalks, pedestrian and multi‐use paths and streets, traffic calming methods, short street segments with frequent caution zones and stopping points, golf cart and other alternative forms of personal transportation.
C. Livable Community
• Goal SC‐1: A community that provides the best possible quality of life for all its residents.
Consistency: The project includes elements to address the goal of the Livable Community Element, which is intended to assist the City in developing a more united community through resource conservation, built environment enhancement, promotion of alternative forms of transportation, and improvement of community health. The project and Specific Plan are consistent with this goal by promoting a high‐quality mix of uses that will contribute to the built environment, promote walkability in the resort center of the project, and provide opportunities for active recreation.
D. Economic Development
• Goal ED‐1: A balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region.
• Policy ED‐1.1: The Land Use Element shall maintain a balance of land use designations to address economic needs, meet market demand, and assure a wide range of development opportunities.
763 CLICK HERE to Return to Agenda
• Goal ED‐2: The continued growth of the tourism and resort industries in the City.
Consistency: The project proposes a resort with up to 150 hotel keys, a water‐based active recreation amenity, and resort residences that will expand tourism opportunities and promote fiscal stability. Additionally, the residential use will incrementally increase demand for commercial goods and services in the region, thus enhancing the economy. The project promotes the continued growth of the tourism and resort industries in La Quinta by providing resort, recreational, commercial, and residential land uses on the 386‐acre property.
E. Parks, Recreation and Trails
• Goal PR‐1: A comprehensive system of parks, and recreational facilities and services that meet the active and passive needs of all residents and visitors. • Policy PR‐1.4: The design and construction of parks and recreational facilities shall comply with all the development standards that apply to privately constructed facilities.
• Policy PR‐1.6: Encourage patterns of development that promote safe pedestrian and bicycle access to schools, public parks, and recreational areas.
Consistency: The project designates areas set aside for recreational open space uses, as well as a water‐ based active recreational amenity that will provide recreational opportunities currently not available in the City.
Additional open space will be scattered throughout PA II. Planning Area IV proposes approximately 23.6 acres of land zoned for Parks and Recreation (PR). This Planning Area will include active and passive recreational activities such as hiking trails, biking routes, and a ropes course/zipline.
F. Housing
• Goal H‐1: Provide housing opportunities that meet the diverse needs of the City’s existing and projected population.
• Policy H‐1.1: Identify adequate sites to accommodate a range of product types, densities, and prices to address the housing needs of all household types, lifestyles, and income levels.
• Goal H‐4: Conserve and improve the quality of existing La Quinta neighborhoods and individual properties.
764 CLICK HERE to Return to Agenda
• Goal H‐6: Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials.
Consistency: The project proposes the development of up to 600 attached and detached dwelling units with densities ranging from 0.8‐4 dwelling units per acre, thus contributing to the City’s market rate housing stock. The project will complement the surrounding residential communities.
Development of resort, neighborhood commercial, recreational open space, and residential uses will add value and amenities to neighboring communities and the City. The project promotes water conservation through the use of drought tolerant plant materials and water efficient irrigation techniques. The project will comply with all City and water district regulations and building codes for water conservation, energy efficiency, and building standards. The project will also comply with all applicable green building requirements.
G. Water Resources
• Goal WR‐1: The efficient use and conservation of the City’s water resources. • Policy WR‐1.1: Support the Coachella Valley Water District (CVWD) in its efforts to supply adequate domestic water to residents and businesses. • Policy WR‐1.3: Support CVWD in its efforts to expand tertiary treated (i.e., reclaimed) water distribution.
Consistency: The project promotes water conservation through the use of drought tolerant plant materials and water efficient irrigation techniques. The project will comply with all City and Coachella Valley Water District (CVWD) regulations and building codes for water conservation. Additionally, recycled water will be used for common area irrigation for landscaping. The Wave Basin provides a recreational amenity to support the proposed resort and residential uses, and does so with substantially less water demand than required for alternatives amenities, such as an 18‐hole golf course.
H. Open Space and Conservation
• Goals OS‐1: Preservation, conservation and management of the City’s open space lands and scenic resources for enhanced recreational, environmental, and economic purposes.
• Policy OS‐1.1: Identify and map lands suitable for preservation as passive and active open space.
• Policy OS‐1.2: Continue to develop a comprehensive multi‐purpose trails network to link open space areas.
765 CLICK HERE to Return to Agenda
Consistency: The project includes significant open space amenities, including the protection of Coral Mountain through an Environmentally Sensitive Area.
The project incorporates connections to the public sidewalk and public trail system for convenient walking, jogging, and biking activities. Planning Area IV proposes approximately 23.6 acres of Open Space Recreation land uses, in which low‐impact active and passive activities, such as hiking, biking and ropes courses are permitted. PA IV will be retained largely as natural desert land. The perimeter pedestrian improvements will connect to the surrounding community. However, the project will not connect to existing trails or open space areas, outside of the project boundary, because there are no existing public trails in the immediate vicinity of the project.
I. Noise
• Goal N‐1: A healthful noise environment which complements the City’s residential and resort character.
• Policy N‐1.1: Noise standards in the City shall be consistent with the Community Noise and Land Use Compatibility scale described in the Noise Element.
• Policy N‐1.2: New residential development located adjacent to any roadway identified in Table IV‐4 (in the Noise Element of the GP) as having a buildout noise level in excess of 65 dBA shall continue to be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City’s noise standards. • Policy N‐1.3: New non‐residential development located adjacent to existing residential development, sensitive receptors or residentially designated land, shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates that it will not significantly impact the adjacent residential development or residential land. • Policy N‐1.5: All noise impact analysis will include, at a minimum, short‐term construction noise and noise generated by the daily operation of the project at build out.
Consistency: The project establishes residential, resort residential, resort, recreational, and neighborhood commercial uses with compatible noise levels in an existing residential area. These uses maintain and enhance the City’s residential and resort character and will be subject to the City’s noise ordinance. Noise levels on Avenue 58 and Madison Street are not excessive due to the low traffic volumes, and the project will be buffered by a perimeter community wall.
766 CLICK HERE to Return to Agenda
AVENUE 58
AVENUE 60
MADISON STREET
CALLE CONCHITA
FROM LOW DENSITY RESIDENTIAL /
OPEN SPACE - RECREATION
TO
LOW DENSITY RESIDENTIAL
GENERAL
COMMERCIAL
TO REMAIN
FROM LOW DENSITY RESIDENTIAL /
OPEN SPACE - RECREATION
TO
TOURIST COMMERCIAL
OPEN SPACE -
RECREATION
TO
OPEN SPACE -
RESIDENTIAL /
LOW DENSITY
FROM
RECREATION
GENERAL PLAN AMENDMENT
DATA TABLE
EXHIBIT DATE: MAY 15, 2020
APPLICANT /
IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA MSA CONSULTING, INC.
> PLANNING >CIVIL ENGINEERING >LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
FOR TENTATIVE TRACT MAP NO. 37815
LAND OWNER:
CM WAVE DEVELOPMENT, LLC.
ADDRESS: 2440 JUNCTION PLACE, SUITE 200
BOULDER, COLORADO 80301
CONTACT: GARRETT SIMON TELEPHONE: (970) 596-6642
EXHIBIT PREPARER: MSA CONSULTING, INC.
ADDRESS: 34200 BOB HOPE DRIVE
RANCHO MIRAGE, CALIFORNIA 92270
CONTACT: PAUL DEPALATIS, AICP TELEPHONE: (760) 320-9811 ASSESSOR'S PARCEL NUMBER:
764-200-076, 764-210-007, 764-210-028, 764-210-029, 766-070-003, 766-070-006, 766-070-012, 766-070-014, LEGAL DESCRIPTION:
PORTIONS OF SECTIONS 27 & 28, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN. 766-080-001, 766-080-002, 766-080-004 & 766-080-005
N.T.S.
VICINITY MAP
SITE
58TH AVENUE
60TH AVENUE
AIRPORT BLVD.
54TH AVENUE MADISON STREET JEFFERSON ST.
52ND AVENUE MONROE ST. JACKSON
CITY OF
COUNTY OF
LA QUINTA
RIVERSIDE STREET
EXHIBIT C
767 CLICK HERE to Return to Agenda
768 CLICK HERE to Return to Agenda
CORAL MOUNTAINRESORTSPECIFICPLAN
FEBRUARY 2022
Prepared for:
THE CITY OF LA QUI NTA, CALI FORNIA
DESIGNAND DEVELOPMENT DEPARTMENT
MSA CONSULTING, I NC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
EXHIBIT D
769 CLICK HERE to Return to Agenda
Table Of Contents Coral Mountain Resort Specific Plan
i
TABLE OF CONTENTS
CHAPTER I: INTRODUCTION ……………………………………………………..……………………….1
1.1 EXECUTIVE SUMMARY ........................................................................................... 1
1.2 PURPOSE & INTENT................................................................................................ 2
1.3 PROJECT SETTING................................................................................................... 3
1.4 PROJECT HISTORY .................................................................................................. 8
1.5 ENABLING LEGISLATION......................................................................................... 8
1.6 CEQA COMPLIANCE................................................................................................ 9
1.7 SUSTAINABILITY AND PROJECT DESIGN FEATURES................................................ 9
1.8 GENERAL PLAN AND ZONING............................................................................... 10
1.9 ENTITLEMENT PROCESS ...................................................................................... 14
1.10 FUNDING AND FINANCING.................................................................................. 15 CHAPTER 2: MASTER PLAN ………………..…...………………………………………………………16
2.1 LAND USE PLAN.................................................................................................... 16
2.1.1 Land Use Summary................................................................................ 16
2.1.2 Planning Area Descriptions................................................................... 19
2.2 PHASING PLAN ..................................................................................................... 22
2.3 CIRCULATION PLAN.............................................................................................. 22
2.3.1 Vehicular Circulation ............................................................................. 23
2.3.2 Street Sections ...................................................................................... 28
2.3.3 Non-Vehicular Circulation ..................................................................... 29
2.3.4 Traffic Calming ...................................................................................... 31
2.4 OPEN SPACE ......................................................................................................... 33
2.5 SHEEP PROTECTION PLAN.................................................................................... 35
2.6 INFRASTRUCTURE PLANS ..................................................................................... 40
2.6.1 Water and Sewer Plan........................................................................... 40
2.6.2 Drainage Plan ........................................................................................ 40
2.6.3 Off-Site Electrical Improvements.......................................................... 41 CHAPTER 3: DEVELOPMENT STANDARDS ……………..……………………………………47
3.1 PA-1 NEIGHBORHOOD COMMERCIAL (CN).......................................................... 47
3.1.1 Development Intent.............................................................................. 47
3.1.2 Allowable Uses...................................................................................... 47
3.1.3 Development Standards........................................................................ 48 770 CLICK HERE to Return to Agenda
Table Of Contents Coral Mountain Resort Specific Plan
ii
3.2 PA-II LOW DENSITY RESIDENTIAL (RL).................................................................. 49
3.2.1 Development Intent.............................................................................. 49
3.2.2 Allowable Uses...................................................................................... 49
3.2.3 Development Standards........................................................................ 50
3.3 PA-III TOURIST COMMERCIAL (CT)....................................................................... 51
3.3.1 Development Intent.............................................................................. 51
3.3.2 Purpose and Intent................................................................................ 51
3.3.3 Allowable Uses...................................................................................... 52
3.3.4 Development Standards........................................................................ 54
3.4 PA-IV PARKS AND RECREATION (PR)................................................................... 57
3.4.1 Development Intent.............................................................................. 57
3.4.2 Allowable Uses...................................................................................... 57
3.4.3 Development Standards........................................................................ 58 CHAPTER 4: DESIGN GUIDELINES ………………………..………………………………………59
4.1 NEIGHBORHOOD COMMERCIAL (PA-I) GUIDELINES............................................ 60
4.1.1 Design Vision......................................................................................... 62
4.1.2 Materials ............................................................................................... 63
4.2 LOW DENSITY RESIDENTIAL (PA-II) GUIDELINES .................................................. 64
4.2.1 Design Vision......................................................................................... 64
4.2.2 Materials ............................................................................................... 66
4.2.3 Massing and Scale ................................................................................. 66
4.2.4 Architecture .......................................................................................... 66
4.2.5 Outdoor Spaces..................................................................................... 69
4.2.6 Parking................................................................................................... 70
4.3 TOURIST COMMERCIAL (PA-III) GUIDELINES ....................................................... 71
4.3.1 Design Vision......................................................................................... 71
4.3.2 Elements................................................................................................ 72
4.3.3 Materials ............................................................................................... 73
4.3.4 Building Material Vignettes................................................................... 76
4.3.5 Massing and Scale ................................................................................. 77
4.3.6 Architecture .......................................................................................... 78
4.3.7 Outdoor Spaces..................................................................................... 84
4.3.8 Parking................................................................................................... 86 771 CLICK HERE to Return to Agenda
Table Of Contents Coral Mountain Resort Specific Plan
iii
4.4 LANDSCAPE GUIDELINES...................................................................................... 87
4.4.1 Landscape Elements.............................................................................. 87
4.4.2 Thematic Planting Zones....................................................................... 88
4.4.3 Plant Material Palette ........................................................................... 96 CHAPTER 5: PLAN ADMINISTRATION …………………………………………………………..99
5.1 IMPLEMENTATION ............................................................................................... 99
5.2 AMENDMENT ..................................................................................................... 100
5.3 INTERPRETATION ............................................................................................... 101
5.4 ENFORCEMENT .................................................................................................. 101 CHAPTER 6: GENERAL PLAN CONSISTENCY ………………….………………………..…103
6.1 LAND USE ELEMENT ........................................................................................... 103
6.2 CIRCULATION ELEMENT ..................................................................................... 104
6.3 LIVEABLE COMMUNITY ELEMENT...................................................................... 105
6.4 ECONOMIC DEVELOPMENT ELEMENT ............................................................... 105
6.5 PARKS, RECREATION, AND TRAILS ELEMENT ..................................................... 105
6.6 HOUSING ELEMENT............................................................................................ 106
6.7 WATER RESOURCES ELEMENT ........................................................................... 106
6.8 OPEN SPACE AND CONSERVATION ELEMENT.................................................... 107
6.9 NOISE ELEMENT ................................................................................................. 107 772 CLICK HERE to Return to Agenda
Table Of Contents Coral Mountain Resort Specific Plan
iv
FIGURE LIST
FIGURE 1: REGIONAL LOCATION MAP ......................................................................................4 FIGURE 2: LOCAL VICINITY MAP ...............................................................................................5 FIGURE 3: AERIAL PHOTOGRAPH .............................................................................................6 FIGURE 4: EXISTING GENERAL PLAN MAP.................................................................................7 FIGURE 5: EXISTING ZONING MAP .........................................................................................11 FIGURE 6: PROPOSED GENERAL PLAN MAP ...........................................................................12 FIGURE 7: PROPOSED ZONING MAP ......................................................................................13 FIGURE 8: CONCEPTUAL LAND USE PLAN ..............................................................................18 FIGURE 9: VEHICULAR CIRCULATION PLAN.............................................................................24 FIGURE 10A: TYPICAL ROAD SECTIONS (OFF-SITE) .................................................................25 FIGURE 10B: TYPICAL ROAD SECTIONS (ON-SITE) ..................................................................26 FIGURE 10C: TYPICAL ROAD SECTIONS (ON-SITE) ..................................................................27 FIGURE 11: NON-VEHICULAR CIRCULATION ..........................................................................32 FIGURE 12: CONCEPTUAL OPEN SPACE PLAN.........................................................................34 FIGURE 13: CONCEPTUAL PBS BARRIER PLAN ........................................................................36 FIGURE 14: TYPICAL PBS CROSS SECTION ...............................................................................37 FIGURE 15A: REPRESENTATIVE PBS FENCE PHOTOS ..............................................................38 FIGURE 15B: REPRESENTATIVE PBS FENCE PHOTOS...............................................................39 FIGURE 16: CONCEPTUAL WATER PLAN .................................................................................42 FIGURE 17: CONCEPTUAL SEWER PLAN..................................................................................43 FIGURE 18: CONCEPTUAL DRAINAGE PLAN ...........................................................................44 FIGURE 19: OFF-SITE ELECTRICAL IMPROVEMENTS ...............................................................45 FIGURE 20: CONCEPTUAL PHASING PLAN...............................................................................46 FIGURE 21: CONCEPTUAL LANDSCAPE PLAN..........................................................................90 FIGURE 22: PLANTING ZONES DIAGRAM ................................................................................91 FIGURE 23: PLANTING ZONES DIAGRAM: REVEGETATION.....................................................92 FIGURE 24: PLANTING ZONES DIAGRAM: DESERT GARDEN...................................................93 FIGURE 25: PLANTING ZONES DIAGRAM: DESERT OASIS .......................................................94 FIGURE 26: PLANTING ZONES DIAGRAM: VILLAGE LANDSCAPE ............................................95 773 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
1 1 Introduction
1.1 EXECUTIVE SUMMARY
The Coral Mountain Resort Specific Plan (“Specific Plan,” ”SP”, or “Project”) is organized as follows:
Section 1: Introduction. This Section provides an overview of the document, project setting and history, existing approvals, legislative authority for the specific plan process, the method of compliance with the California Environmental Quality Act (CEQA), the existing and proposed land use designations for the area, and the proposed entitlements to implement the Specific Plan.
Section 2: Master Plan. This Section describes the primary development plan components required for orderly development of the project. These include land use, circulation, open space, infrastructure plans, and characteristics of designated planning areas.
Section 3: Development Standards. This Section establishes the development standards applicable to land within the Specific Plan boundary. Development regulations are presented for each Planning Area.
Section 4: Design Guidelines. This Section outlines the broad design approaches and themes intended to guide the visual appearance of future development for each planning area.
Section 5: Plan Adminstration. This section describes the various processes and procedures used to administer and implement the adopted Specific Plan.
Section 6: General Plan Consistency. This Section evaluates the consistency of the Specific Plan with the City of La Quinta General Plan and relevent General Plan Goals and Policies.
774 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
2 1.2 PURPOSE AND INTENT
The Specific Plan presented herein is a comprehensive planning and development document intended to guide development of lands within the Specific Plan area boundary.
This document establishes development plans, guidelines, and regulations for the project plan area and specifies development criteria for various uses permitted within the plan area.
This document is intended to ensure a high quality of development consistent with the goals, objectives, and policies of the City of La Quinta General Plan and the development goals of the property owner. These include:
To implement a plan that recognizes and responds to the natural and aesthetic character of the property.
To create a private resort community with a variety of interrelated and mutually supportive commercial and recreational land uses that will also generate transient occupancy and sales tax revenues in order to enhance the City’s economic base and long-term financial stability.
To promote walkability and non-motorized connectivity as an integral part of the project design, including (1) establishing residential neighborhoods that are linked through multi-use trails that connect neighborhoods throughout the project; and (2) providing “walk streets” in the Resort area to provide internal connection between facilities within the Resort and the Wave Basin.
Establish a density hierarchy that situates the highest density development within the resort and gradually reduces density as you move away from the resort into the surrounding residential neighborhoods, while maintaining the overall density previously included for this property in the Andalusia Specific Plan.
Provide a variety of open space and recreational uses (active and passive).
Design a planned community that complements existing development in the surrounding area and is compatible with the surrounding environment.
Develop a high-quality private wave basin (The Wave) that provides unique recreational opportunities for future residents of the project, and that attracts resort guests and creates a landmark facility that will enhance the City’s reputation as the “Gem of the Desert”.
The Coral Mountain Resort Specific Plan replaces Specific Plan 03-067 for lands west of Madison Street, and establishes new standards for development within the project boundary including a degree of flexibility to respond to market-driven demand changes. 775 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
3 1.3 PROJECT SETTING
The Specific Plan area is located approximately 130 miles from the City of Los Angeles and the Pacific coast, approximately 250 miles from the City of Las Vegas, and approximately 250 miles from the Phoenix/Scottsdale metropolitan region. As shown on Figure 1, Regional Location Map, the Specific Plan area is situated in the easterly portion of the Coachella Valley within the corporate limits of the City of La Quinta, Riverside County. The project is accessible from Interstate 10 by way of Monroe Street with immediate access to Avenue 58 to the North, as shown in Figure 2, Local Vicinity Map and Figure 3, Aerial Photograph.
Consisting of approximately 386 acres, the Specific Plan area is generally defined by Avenue 58 along the northerly boundary, Madison Street to the east, Avenue 60 to the south, and vacant land and portions of the flood control dike to the west. In its existing setting, the project property is currently undeveloped. Surrounding land uses are listed in Table 1, Existing and Surrounding Uses, and shown in Figure 4, Existing General Plan Map.
TABLE 1: EXISTING AND SURROUNDING USES
Jurisdiction General Plan Zoning Existing Use
Project La Quinta GC/LDR/OS-R RL/CN/GC Vacant
North La Quinta LDR/MHDR/OS-R RL/RMH/GC Avenue 58, Vacant Land, Single Family Residences, Golf Course
South La Quinta LDR/OS-N RL / OS Avenue 60, Single Family Residences, Natural Open Space
East La Quinta LDR/GC/OS-R RL/CN/GC Madison Street, Single Family Residences, Golf Course, Vacant land
West La Quinta OS-N OS Natural Open Space
General Plan Designations: LDR – Low Density Residential / MHDR – Medium High Density Residential / OS-R - Open Space - Recreation/ OS-N – Open Space – Natural / GC- General Commercial Zoning Designations: RL – Low Density Residential / RMH – Medium High Density Residential / GC – Golf Course / CN – Neighborhood Commercial / OS – Open Space
776 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
Exhibit Date: November 4, 2021
MSA CONSULTING INC.
MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
REGIONAL LOCATION MAP
Source: MSA Consulting, Inc.
FIGURE 1
PAGE 4
N.T.S.
N O R T H
777
CLICK HERE to Return to Agenda
A V E N U E 6 0
A V E N U E 5 8
A I R P O R T
5 4 T H A V E N U E
5 2 N D A V E N U E
M A D I S O N S T R E E T
M O N R O E S T R E E T
B O U L E V A R D
CITY OF
LA QUINTA
SITE
COUNTY OF
RIVERSIDE
CORAL MOUNTAIN RESORT SPECIFIC PLAN
Exhibit Date: November 4, 2021
MSA CONSULTING INC.
MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
VICINITY MAP
Source: MSA Consulting, Inc.
FIGURE 2
PAGE 5
N.T.S.
N O R T H
Legend:
Project Boundary
Existing City / County Boundary
778
CLICK HERE to Return to Agenda
PROJECT SITE
A V E N U E 5 8
A V E N U E 6 0
M
A
D
I
S
O
N S
T
R E
E
T
CORAL MOUNTAIN RESORT SPECIFIC PLAN
Exhibit Date: November 4, 2021
MSA CONSULTING INC.
MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING Source: MSA Consulting, Inc.
N.T.S.
AERIAL PHOTOGRAPH
N O R T H
FIGURE 3
PAGE 6
Legend:
Project Boundary
779
CLICK HERE to Return to Agenda
A V E N U E 5 8
A V E N U E 6 0
M A D
I S
O
N
S
T
R
E
E
T
CORAL MOUNTAIN RESORT SPECIFIC PLAN
Exhibit Date: November 4, 2021
MSA CONSULTING INC.
MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
EXISTING GENERAL PLAN LAND USE
Source: MSA Consulting, Inc.
FIGURE 4
PAGE 7
N.T.S.
N O R T H
Legend:
Medium/High Density ResidentialGeneral CommercialOpen Space - NaturalOpen Space - RecreationProject BoundaryLow Density Residential 780
CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
8 1.4 PROJECT HISTORY
This property was originally part of the larger “Rancho La Quinta Specific Plan” approved in 1988 while part of unincorporated Riverside County. The Specific Plan area was later annexed to the City of La Quinta. The area south of Avenue 58 and north of Avenue 60 became known as the “Andalusia at Coral Mountain Specific Plan 03-067” and included areas east and west of Madison Street. The eastern half was eventually developed with the Andalusia Country Club while the western half remained vacant. Approval of this Coral Mountain Resort Specific Plan will establish a new master plan and development standards for the property west of Madison Street to allow creation of a boutique resort and master-planned community. Concurrently, Amendment 5 of Specific Plan 03-067 is being processed to remove the western half such that only the Andalusia Country Club east of Madison Street will remain. This will create two separate and distinct communities, ”Coral Mountain Resort”, west of Madison Street and “Andalusia Country Club” east of Madison Street
1.5 ENABLING LEGISLATION
The authority to prepare, adopt, and implement the Specific Plan is granted to the City of La Quinta by the California Government Code §65450 - 65457.).
The Planning Commission must hold a public hearing before it can recommend to the City Council the adoption of a Specific Plan or an amendment thereto. The City Council may adopt a Specific Plan and/or an amendment to the Specific Plan by either ordinance or resolution.
This Specific Plan is a regulatory document that, once adopted, will serve as the Zoning Code for the plan area. Upon completion of the Specific Plan adoption process, future development must be consistent with the Specific Plan and amendments thereto.
781 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
9 1.6 CEQA COMPLIANCE
The project is subject to the requirements of the California Environmental Quality Act (CEQA). An Environmental Impact Report (EIR) was prepared for the project in conformance with CEQA guidelines.
The EIR evaluated potential environmental impacts associated with the development as described in this Specific Plan and included mitigation measures to reduce those impacts wherever possible. The mitigation measures will be applied to all applicable components of the project as it is developed.
1.7 Sustainability and Project Design Features
The Project will be designed with sustainability features to reduce Greenhouse Gases (GHGs) and promote energy efficiency project-wide. Such features include but are not limited to, pedestrian connections and interconnectivity, implementation of ride share programs, drought-tolerant landscaping, and use of photovoltaic systems. These Project Design Features (PDFs) are described below:
• Use of Pedestrian connections to promote access, interconnectivity, and vehicle trip reduction.
• Variety of proposed land uses and amenities within the Project to promote vehicle trip and emission reductions.
• Implementation of ride sharing programs (including designated ride-share vehicle parking) and employer-sponsored shuttle services to reduce commute trips. • Compliance with Title 24 standards for residential and non-residential buildings. • Use of drought-tolerant plants in landscape design.
• Use of energy efficient lighting.
• Use of photovoltaic (PV) systems
782 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
10 1.8 GENERAL PLAN AND ZONING
The La Quinta General Plan (2035), establishes the City's policy relative to the planned future pattern, intensity, density, and relationships of land uses in the City and the various infrastructure systems needed to effectively support those land uses. The Specific Plan implements the City’s General Plan by bringing detailed policies and regulations together into a focused development plan for the Specific Plan area. It serves as a link between the General Plan and subsequent development proposals within the Specific Plan area. The Specific Plan is a regulatory document which, when adopted by the La Quinta City Council, governs all facets of project development including the distribution of land uses, location and sizing of supporting infrastructure, as well as development standards and regulations.
Per the La Quinta General Plan Land Use Map, the land use designations for the site are General Commercial, Low Density Residential, and Open Space – Recreation. Figure 4, Existing General Plan Map, displays the General Plan Land Use designations in effect when this Specific Plan was proposed.
Zoning implements the General Plan land use by applying appropriate development standards for allowable uses, minimum lot size, yard setbacks and similar development considerations. Figure 5, Existing Zoning Map, displays the zoning designations for the site at the time this Specific Plan was proposed: Low Density Residential (RL), Neighborhood Commercial (CN), and Golf Course (GC).
General Plan and Zoning Map Amendments were processed as part of the project entitlements to establish Specific Plan consistency with these regulatory documents. The proposed General Plan and Zoning Map designations are illustrated in Figure 6, Proposed General Plan Map, and Figure 7, Proposed Zoning Map.
783 CLICK HERE to Return to Agenda
A V E N U E 5 8
A V E N U E 6 0
M A D
I S
O
N
S
T
R
E
E
T
CORAL MOUNTAIN RESORT SPECIFIC PLAN
Exhibit Date: November 4, 2021
MSA CONSULTING INC.
MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
EXISTING ZONING
Source: MSA Consulting, Inc.
FIGURE 5
PAGE 11
N.T.S.
N O R T H
Legend:
Medium High Density ResidentialNeighborhood CommercialOpen SpaceGolf CourseProject BoundaryLow Density ResidentialEquestrian Overaly 784
CLICK HERE to Return to Agenda
GENERAL TOURIST COMMERCIAL LOW DENSITY RESIDENTIAL OPEN SPACE - RECREATION COMMERCIAL TOURIST COMMERCIAL A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 4, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING PROPOSED GENERAL PLAN LAND USE Source: MSA Consulting, Inc. FIGURE 6 PAGE 12 N.T.S. N O R T H Legend: Low Density Residential Tourist Commercial Open Space (Recreation) Project Boundary Neighborhood Commercial 785
CLICK HERE to Return to Agenda
NEIGHBORHOOD TOURIST COMMERCIAL (CN) LOW DENSITY RESIDENTIAL (RL) PARKS AND RECREATION (PR) COMMERCIAL (CT) TOURIST COMMERCIAL (CT) A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 4, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING PROPOSED ZONING Source: MSA Consulting, Inc. FIGURE 7 PAGE 13 N.T.S. N O R T H Legend: Tourist Commercial (CT) Neighborhood Commercial (CN) Parks and Recreation (PR) Project Boundary Low Density Residential (RL) 786
CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
14 1.9 ENTITLEMENT PROCESS
Approval of the following entitlements will implement this project:
General Plan Amendment (GPA) - The GPA will amend the current General Plan land use designations to General Commercial, Low Density Residential, Open Space – Recreation, and Tourist Commercial. The GPA requires public hearings before the Planning Commission and the City Council.
Zone Change (ZC) - The ZC will change the existing zoning of the Specific Plan area to Neighborhood Commercial, Low Density Residential, Parks and Recreation, and Tourist Commercial. The ZC requires public hearings before the Planning Commission and the City Council.
Specific Plan (SP) – The Coral Mountain Resort Specific Plan will be adopted as the master plan governing the allowable land uses, development standards and design guidelines for the project. The SP requires public hearings before the Planning Commission and the City Council .
Tentative Tract Map (TTM) – TTMs are intended to implement the project and subdivide the property into smaller lots for development. TTMs may be filed with each phase of development as necessary. Each TTM will require review by the Commission.
Site Development Permit (SDP): SDPs are required by the City for approval of site- specific landscape design, architectural design, and site plans. Individual SDP’s may be required for each phase of development. These may be processed concurrent with or subsequent to other entitlement approvals. Each SDP will require public hearings before the Commission.
Conditional Use Permits (CUP): As provided in Section 3 of this document, uses that require a CUP under the City’s Zoning Ordinance shall be processed in accordance with Section 9.210.020 of the La Quinta Municipal Code.
Temporary Use Permit (TUP): TUPs are required by the City to accommodate special, unique, and limited duration activities that might otherwise be outside the provisions of normal zoning. Temporary uses are expected on a limited basis by this Specific Plan as discussed in Section 2.1. TUPs are reviewed administratively by the Design and Development Director.
Development Agreement (DA): The DA would vest the applicant’s right to develop the Coral Mountain Resort Specific Plan area pursuant to the entitlements described above, address short-term rentals within the project, provide assurances to the City that the project will have a net positive fiscal impact on the City, ensure the timely completion of 787 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
15 infrastructure to serve the project and surrounding area, and ensure that the project design features and mitigation measures are enforceable project requirements.
1.10 FUNDING AND FINANCING
The Coral Mountain Specific Plan will be developed using private funds. 788 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
16 2 Master Plan
2.1 LAND USE PLAN
The Specific Plan will facilitate development of a boutique resort and planned residential community. The project will contain a variety of resort facilities, residential units and amenities, featuring an artificial wave basin as the focal point for the community.
The Land Use Plan, as shown in Figure 8 and detailed in Table 2, Conceptual Land Use Summary, proposes 600 residential units and up to 150 hotel keys, distributed within approximately 386 acres. These buildings are arranged in configurations which may include estate compounds, single-family detached units, townhome-styled units and/or stacked flats of two, four, and six units each. Additionally, a neighborhood commercial area is planned at the southwest corner of Madison Street and Avenue 58.
2.1.1 Land Use Summary
The development plan for the Coral Mountain Resort Specific Plan includes:
Necessary infrastructure to assure adequate facilities and services; 60,000 sf of neighborhood commercial uses on 7.7 acres located at the corner of Avenue 58 and Madison Street;
A resort community on approximately 121 acres including a hotel with up to a 150 keys, 104 resort residential units and 57,000 sf of complementary resort-serving commercial and recreational uses and amenities and a recreational surf wave basin with operational, administrative and maintenance equipment/facilities.
Up to 496 residential units with an average densitiy of up to 4 units per acre, ownership options and product types along with compatible recreational amenities, such as golf, on approximately 232 acres.
789 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
17 TABLE 2: CONCEPTUAL LAND USE SUMMARY
Planning
Area
Land Use
Category
Gross Land
Area (Acres)
NonResidential
Building (SF)
Max. Dwelling
Units (DU)
Max. Hotel/Resort
Units (DU)
PA I GC 7.7 60,0001
PA II LDR 232.3 496
PA III TC 120.8 57,000 2 104 150
PA IV OS-R 23.6
TOTAL 384.4
3 117,000 600 150
Key: GC = General Commercial, LDR = Low Density Residential, TC = Tourist Commercial, OS-R = Open Space - Recreation
Notes:
1. Consisting of retail commercial uses available to the general public.
2. Consisting of private resort-serving uses available to residents, members and guests.
3. Excluding 1.5 acres dedicated to perimeter public ROW. 790 CLICK HERE to Return to Agenda
PA II NEIGHBORHOOD COMMERCIAL PA I LOW DENSITY RESIDENTIAL PA II RESORT PA III A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T OPEN SPACE PA IV III-C III-B III-D III-F III-A III-E III-G CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 4, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING CONCEPTUAL LAND USE PLAN Source: MSA Consulting, Inc. FIGURE 8 PAGE 18 N.T.S. N O R T H Legend: Planning Area Sub-Boundary Neighborhood Commercial Low Density Residential Project Boundary Planning Area Boundary Resort Open Space (Recreation) 791
CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
19 2.1.2 Planning Area Descriptions
The Specific Plan is broken into four Planning Areas, each corresponding with a basic land use component.
Planning Area I (PA-I) - Neighborhood Commercial
PA I consists of approximately 7.7 acres of land and will allow for up to 60,000 sf of publicly accessible neighborhood commercial building space. Retail development is proposed at the southwest corner of Madison Street and Avenue 58 and will consist of a mixture of neighborhood commercial and resort-related commercial development. Allowable uses are discussed in Chapter 3.
Planning Area II (PA-II) – Residential
PA-II consists of approximately 232 acres of land and will allow for the construction of up to 496 single family attached and detached dwellings and affiliated amenities. Residential neighborhoods of various types occur throughout the project. Product types may include estate compounds, single-family detached/attached units, alley loaded homes, and clustered products so long as the overall number of allowable units within the PA is not exceeded. This would mean that if denser housing products are used, a larger percentage of the planning area would be retained in open space. Ownership and occupancy of these units may include primary, secondary and fractional ownership along with short term vacation rentals.
Planning Area III (PA-III)– Resort
PA-III consists of approximately 121 acres of land and allows for construction of a mixeduse private resort including a surf wave basin, a boutique hotel, a walkable residential village, an entertainment and fitness complex, and a private community clubhouse. The resort will contain 150 hotel keys, 104 residential units, and 57,000 square feet of resortserving commercial and recreational building space, outdoor amenities and a community clubhouse. For descriptive purposes, the resort is further divided into seven planning subareas as noted below.
PA-III (A) Resort Hotel
The Resort Hotel subarea contains approximately 8.5 acres and will accommodate a boutique resort hotel with up to 150 keys along with customary resort amenities. The Resort Hotel will provide a hospitality component with relaxed surf-village feel. Amenities may include a restaurant and bar, retail space, meeting space, swimming pool, fitness center, spa and lodging. Lodging options will provide a range of traditional hotel rooms, suites, and casitas.
792 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
20 PA-III (B) The Wave
The Wave subarea contains approximatly 31.2 acres containing an artificial surf wave basin that will function as the focal amenity for the community. “The Wave” basin will feature state of the art proprietary technology designed to re-create ocean waves for recreational surfing by individual resort residents, members and guests as well as the hosting of limited private and public events by reservation. Like other major recreational amenities, the Wave requires ancillary operational, administrative and maintenance functions for basin operations that are located and further described in PAIII-G. The Wave basin operates under ambient temperatures and does not require heating.
PA -III (C) Wave Club
The Wave Club subarea contains approximatley 3.2 acres fronting the wave basin and will function as a private clubhouse with amenities for exclusive use by the Coral Mountain Resort community. Representative amenities at the “Wave Club” may feature changing rooms, surfboard storage, pool, and a casual dining / lounge area.
PA-III (D), PA-III (E) Resort Residential West & East
These Planning subareas contain approximately 40.5 acres and are planned as a gridpatterned village that flanks the hotel and resort amenities. Structures will consist of 104 residential units designed on a compact gridlike network of streets and pathways. The majority of the Resort Residential neighborhoods are located within a 1,200’ walking radius of the Hotel, Wave Basin, Wave Club, and Farm (see description below) to concentrate density within easy walking distance of the key resort amenities. Residents are encouraged to walk or use alternate forms of transportation such as golf-carts, bikes, scooters, and skateboards to access the hotel or resort amenities to promote a pedestrian friendly community that reduces reliance on automobiles. The 104 units will be allowed to participate in a resort rental program through the hotel.
PA-III (F) The Farm
The Farm contains approximately 11 acres of land for construction of private resortserving entertainment facilities and amenities. It will offer a wide range of community and active lifestyle amenities such as golf, golf practice and training facilities, hiking, biking, bicycle pump-track, raquet sports, fitness and swimming pool areas. In addition, spa and dining facilities may be provided within the Farm for residents and hotel guests so that, upon arrival, everything is available for a full resort experience with no reason to leave the resort grounds.
793 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
21 PA-III G Back of House
The Back of House subarea contains approximately 26.5 acres that will be graded as level, largely open, land south of the wave basin. This subarea will provide flexible gathering and staging space for temporary equipment such as port-a-potties, shade structures, tenting for inclement weather, and catering equipment that might be used during temporary events. It will also house up to 12,000 square feet of necessary permanent support facilities for maintenance, service and administrative operation of the wave basin and resort including employee parking (estimated at about 18 spaces based on existing operations at the Lemoore Surf Ranch, a comparable wave basin.) The back of house subarea will also be used to host public ticketed events on the wave basin. These events may occur up to 4 times per year and are restricted to 4 days duration with a maximum of 2,500 guests per day.
Planning Area IV (PA-IV)- Open Space
PA-IV contains approximately 24 acres of natural open space that may also be used for low-impact active and passive recreation activities, such as hiking, biking and ropes courses. This Planning Area will be maintained largely in anatural desert landscape to complement the rugged beauty of Coral Mountain, the visual backdrop for the wave basin. 794 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
22 2.2 PHASING PLAN
The Project is designed for construction in eight (8) primary development phases with build out over approximately 4-6 years. Each primary development phase may be broken into subphases in response to market conditions and consumer demand. For example, the hotel of up to 150 keys may be constructed in multiple subphases. Similarly, the resort and retail commericial areas may be built at different times as demand dictates. Construction of Phase 1 is estimated to begin in 2021 with full buildout estimated to be complete by 2026 subject to market conditions. Figure 20, Conceptual Phasing Plan reflects the anticipated construction sequence and may be non-sequential and adjusted subject to market conditions (so long as necessary utilities and access points are provided). Phased development will be accompanied by the orderly extension of circulation and parking facilities, public utilities, and infrastructure in accordance with the final conditions of approval for the project and the City Engineering Services Division. Phasing is conceptual and subject to refinement with final engineering design and changes in sequence in response to market conditions
2.3 CIRCULATION PLAN
Vehicle and pedestrian circulation systems are an important component of every development project. This Specific Plan is designed to promote alternative forms of transportation while still providing for vehicular access through a roadway network that interconnects all land uses within the Project. The following sections provide an overview of the circulation system proposed for the Project.
This Specific Plan takes a multi-modal approach to circulation system planning within the Project. This design seeks to decrease automobile dependency by providing transportation facilities for a variety of user groups including motorists, cyclists, pedestrians, and drivers of electric vehicles. With this goal in mind, the backbone system of circulating roadways throughout the Specific Plan with multiple access points will serve as vehicular and multi-use transportation routes for residents and visitors.
Convenient access and parking is planned in close proximity to retail and resort areas for visitors. The internal system of private local roadways will allow residents of individual neighborhoods to access all Planning Areas internally without exiting onto surrounding public streets. The following are characteristic features accommodated within the project’s multi-modal transportation system consisting of walk streets, sidewalks, multiuse trails and shared use low-speed, low-volume roadways:
Off-street bicycle and pedestrian paths/routes;
795 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
23 Sidewalks in higher traffic areas;
Enhanced pedestrian/bicycle crosswalks;
Pedestrian and multi-use paths and streets;
Traffic calming methods;
Short street segments with frequent caution zones and stopping points; Golf cart and other alternative forms of personal transportation
2.3.1 Vehicular Circulation
The ability to move easily from one area of the Project to another using multiple modes of transportation is a key organizing principle of this Specific Plan. As illustrated on Figure 9, Vehicular Circulation Plan, the interior street system envisioned for the Project is an internal system of private streets linking all neighborhoods to provide open circulation.
The Entry Drive, leading from the Project entry off of Madison Street to the resort area in Planning Area III, is intended to create a sense of place. Local Roads branch off the primary entry drive, linking residential and resort residential areas to the main street. Resort Drives are open to the guests and residents of the community and convey vehicles, pedestrians, and bicycles throughout the Resort. A secondary entranceis provided from Avenue 60. The Community is bordered on the north and east sides by public streets designated as Secondary Arterials in the City of La Quinta General Plan 2035 and on the south by a segment of Avenue 60, which is designated as a Collector Road The Specific Plan’s circulation system contains a network of access points and streets arranged according to the function, character, and location of each intersection and roadway. The Specific Plan provides access to the Neighborhood Commercial in Planning Area 1 with a primary public entry from Madison Street and two public entries from Avenue
58. An internal access from the project Entry Drive is also provided. Entries to residential neighborhoods will be provided from the primary entry drive and their conceptual locations are illustrated in Figure 9, Vehicular Circulation Plan. Brief descriptions of each street classification are illustrated in Figures 10 A-10C Typical Road Sections.
Image Corridor Standards for the Specific Plan Area
Development adjacent to City of La Quinta General Planned Image Corridors located on Avenue 60, Madison Street, and Avenue 58 shall be restricted to a height limitation of 22' from pad grade within 150' of the right-of-way. Rear and side yard setbacks for lots adjacent to the Image Corridors shall be expanded to a minimum of 25' per La Quinta Municipal Zoning Code Section 9.50.020.
796 CLICK HERE to Return to Agenda
A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 4, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING engineering design plans. VEHICULAR CIRCULATION PLAN Source: MSA Consulting, Inc. FIGURE 9 PAGE 24 N.T.S. N O R T H Notes: 1. Conceptual residential entry points reflect anticipated locations only. Entry locations are conceptual and subject to refinement as the project is built out. 2. Local Road Sections "B" and "C" (not shown) may be used in future development areas. 3. Final geometry and alignments to be determined with future SDPs and final Legend: Project Boundary Conceptual Residential Entry Point Conceptual Residential Gated Entry Point 24' Right of Way: Entry Drive 24' Right of Way: Local Road "A" 24' Right of Way: Resort Drive 26' Right of Way: Resort / Commercial Drive 28' Right of Way: Entry Drive 32' Right of Way: Resort / Commercial Drive 40' Right of Way: Entry Drive 40' Right of Way: Resort Drive 60' Right of Way: Resort Drive 797
CLICK HERE to Return to Agenda
AVENUE 60
(COLLECTOR / PUBLIC ROAD)
N.T.S.
PROP. CURB & EX. CURB &
CL
SIDEWALK
A.C. PAVEMENT
±8' ±13' ±13' ±18'
±4' ±8'
±13' ±13' ±8' ±8' ±4'
±43' ±43' (BY OTHERS) ±12' ±12'
55'
110' (EXISTING R/W)
6'
11.5'
55'
±6' ±12' ±12' ±12' ±12'
44'
±69' (EX. IMPROVEMENTS)
±12'
30' (PROP. IMPROVEMENTS)
55'
99'
44' (EX. R/W) 30' (EX. R/W)
±20'
7' 8' 8' 11' 12' 11' 8' 8' 7'
25' 25' (BY OTHERS) 15' 15'
40'
80' (ULTIMATE R/W)
30' (EX. R/W) 30' (EX. R/W)
40' (BY OTHERS)
10'
10'
10'
R/W
FUTURE
R/W
PROP.
R/W
EX.
R/W
EX.
SHOULDER TRAVEL LANE PAINTED MEDIAN TRAVEL LANE BIKE LANE
EASEMENT
LANDSCAPE
ADDITIONAL
GUTTER GUTTER
R/W
EX.
R/W
EX.
CL
EX.
SHOUEX. TRAVEL LANE EX. TRAVEL LANE
EX. LANDSCAPE PARKWAY
LDER
EASEMENT
LANDSCAPE
ADDITIONAL
R/W
PROP.
EX. E/P
AVENUE 58
(SECONDARY ARTERIAL / PUBLIC ROAD)
N.T.S.
PROP. CURB &GUTTER
EX. CURB &GUTTER
OVER A.B.
A.C.
PAVEMENTOVER A.B.
MADISON STREET
(SECONDARY ARTERIAL / PUBLIC ROAD)
N.T.S.
EX. BARRIER CURB EX. BARRIER CURB
CL
EX. EX. TRAVEL LANE EX. TRAVEL LANE EX. RAISED MEDIAN EX. TRAVEL LANE EX. TRAVEL LANE EX.
SHOULDER SHOULDER
R/W
EX.
EASEMENT
LANDSCAPE
ADDITIONAL
EX. R/W
BOUNDARY &
EX. PROJECT
PROP.
IMPOVEMENTS
EX. CURB &GUTTER
EX. MEANDERINGSIDEWALK
EX. CURB &GUTTER
PROP. 6' MEANDERINGSIDEWALK
12' 6' VARIES 12'
EX. PAINTED
MEDIAN
EX. TRAVEL LANE PROP.
EX. TRAVEL LANE
PROP. PROP.
MEANDERING
SIDEWALK
SHOULDER
CORAL MOUNTAIN RESORT SPECIFIC PLAN
Exhibit Date: November 4, 2021
MSA CONSULTING INC.
MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
TYPICAL CROSS SECTIONS (OFF-SITE)
Source: MSA Consulting, Inc.
FIGURE 10A
PAGE 25
798
CLICK HERE to Return to Agenda
5' 18' 24' 5'
60'
2'
18'
10'
(COMMERCIAL)
2'
5' 5' 12' 8' 5' 5'
10' 40' 10'
2' 2'
VARIES 8' 12' VARIES
24'
5' 5' 15'
10'
24'
2' 2'
VARIES 5' VARIES 10' 12' 12'
88'
10' VARIES
88'
40'
2' 2'
VARIES 5' VARIES 10' 20' 20'
80'
10' 20'
80'
P.U.E. TRAVEL LANE TRAVEL LANE P.U.E.
PROP. 2'
VALLEYGUTTER
PROP. 1' DRAINAGE SWALE PROP. 2' VALLEY
GUTTER
PROP. 1'DRAINAGESWALE
PROP.MEANDERINGPATH ENTRY DRIVE
N.T.S.
A.C. PAVEMENTOVER A.B.
CL
A.C. PAVEMENTOVER A.B.
P.U.E. TRAVEL LANE TRAVEL LANE P.U.E.
CL
PROP. 2'
VALLEYGUTTER
PROP. 2'VALLEYGUTTER
R/W
PROP.
R/W
PROP.
R/W
PROP.
R/W
PROP.
EASEMENT
PEDESTRIAN
EASEMENT
PEDESTRIAN
EASEMENT
PEDESTRIAN
EASEMENT
PEDESTRIAN
PROP. 1' PROP. 1' DRAINAGE SWALEDRAINAGESWALE
PROP.MEANDERINGPATH
ANGLED PARKING TRAVEL LANES ANGLED PARKING SETBACK
(HOTEL)
R/W
PROP.
EASEMENT
PEDESTRIAN
R/W
PROP.
P.U.E. &
EASEMENT
PEDESTRIAN
P.U.E. &
A.C. PAVEMENT
OVER A.B.
PROP. 2' VALLEY GUTTER
GUTTER
PROP. 2' VALLEYGUTTER
PROP. SIDEWALK PROP. SIDEWALK
TRAVEL LANE TRAVEL LANE PARKING SETBACK
R/W
PROP.
R/W
PROP.
SETBACK
EASEMENT
PEDESTRIAN
P.U.E. &
EASEMENT
PEDESTRIAN
P.U.E. &
A.C. PAVEMENT
OVER A.B.
PROP. SIDEWALK
PROP. 2' VALLEY GUTTER PROP. 2' VALLEY GUTTER
PROP. SIDEWALK
CL
LANDSCAPE
ENTRY DRIVE
N.T.S.
RESORT DRIVE
N.T.S.
RESORT DRIVE
N.T.S.
28'
2' 2'
VARIES 5' VARIES 10' 14' 14'
86'
10' VARIES
86'
A.C. PAVEMENT
OVER A.B.
P.U.E. P.U.E.
CL
PROP. 2'
VALLEYGUTTER
PROP. 2'VALLEYGUTTER
R/W
PROP.
R/W
PROP.
EASEMENT
PEDESTRIAN
EASEMENT
PEDESTRIAN
PROP. 1' PROP. 1' DRAINAGE SWALEDRAINAGESWALE
PROP.MEANDERINGPATH ENTRY DRIVE
N.T.S.
TRAVEL LANE TRAVEL LANE
CORAL MOUNTAIN RESORT SPECIFIC PLAN
Exhibit Date: November 4, 2021
MSA CONSULTING INC.
MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
TYPICAL CROSS SECTIONS (ON-SITE)
Source: MSA Consulting, Inc.
FIGURE 10B
PAGE 26
Note:Street sections may be refined or adjusted if approved by the City Public Works Director. 799
CLICK HERE to Return to Agenda
5' 5' 13' 13' 5' 5' VARIES
10' 26' 10'
VARIES
2' 2'
5' 5' 12' 5' 5' VARIES
10' 32' 10'
VARIES
2' 2'
12' 8'
24'
5' VARIES
24' 10'
VARIES 12' 12'
2' 2'
5'
10'
VARIES
10' 24'
VARIES 12' 12'
10'
6' 8'
20'
RESIDENCE 6' RESIDENCE
*WALKING
SETBACK TRAVEL LANE TRAVEL LANE SETBACK
PROP. SIDEWALK
SETBACK TRAVEL LANE TRAVEL LANE *PARKING SETBACK
PROP. SIDEWALK PROP. SIDEWALK
SETBACK TRAVEL LANE TRAVEL LANE SETBACK
TRAVEL LANE TRAVEL LANE
2' 2'
SETBACK SETBACK
RESORT /
COMMERCIAL DRIVE
N.T.S.
WALK STREET
N.T.S.
RESORT DRIVE
N.T.S.
RESORT /
COMMERCIAL DRIVE
N.T.S.
LOCAL ROAD "A"
N.T.S.
*Note: Private (Bicycle &
32' 10'
16' 16'
2' 2'
10' R/W
A.C. PAVEMENT
CL
TRAVEL LANE TRAVEL LANE
LOCAL ROAD "B"
N.T.S.
36' 10'
18' 18'
2' 2'
10'
PROP. 2' PROP. 2'
TRAVEL LANE TRAVEL LANE
LOCAL ROAD "C"
N.T.S. VALLEY GUTTER VALLEY GUTTER
PROP. 2'VALLEYGUTTER
PROP. 2'VALLEYGUTTER
PROP. 2'VALLEYGUTTER
PROP. 2'VALLEYGUTTER
OVER A.B.
PROP.
R/W
PROP.
R/W
PROP.
R/W
PROP.
A.C. PAVEMENTOVER A.B.
EASEMENT
PEDESTRIAN
P.U.E. &
EASEMENT
PEDESTRIAN
P.U.E. &
Pedestrian Only)
PATH
LOT
PROP.
LOT
PROP.
A.C. PAVEMENTOVER A.B.
CL
CL
CL
CL
CL
R/W
PROP.
R/W
PROP.
R/W
PROP.
R/W
PROP.
PROP. SIDEWALK
EASEMENT
PEDESTRIAN
P.U.E. &
EASEMENT
PEDESTRIAN
P.U.E. &
EASEMENT
PEDESTRIAN
P.U.E. &
EASEMENT
PEDESTRIAN
P.U.E. &
R/W
PROP.
R/W
PROP.
EASEMENT
PEDESTRIAN
P.U.E. &
EASEMENT
PEDESTRIAN
P.U.E. &
PROP. 2'VALLEYGUTTER
PROP. 2'VALLEY GUTTER
PROP. 2'VALLEYGUTTER
A.C. PAVEMENTOVER A.B.
A.C. PAVEMENTOVER A.B.
PROP. 2'VALLEYGUTTER
PROP. 2' VALLEYGUTTER
PROP. 2'VALLEY GUTTER
PROP. SIDEWALK
A.C. PAVEMENTOVER A.B.
R/W
PROP.
R/W
PROP.
EASEMENT
PEDESTRIAN
P.U.E. &
EASEMENT
PEDESTRIAN
P.U.E. &
EASEMENT
PEDESTRIAN
P.U.E. &
EASEMENT
PEDESTRIAN
P.U.E. &
*Note: Parking Only Occurs on One Side of Travel Lane but may Alternate from Side to Side. See Detail "A" on Sheet 2 of 2of the Tentative Tract Map.
CORAL MOUNTAIN RESORT SPECIFIC PLAN
Exhibit Date: November 4, 2021
MSA CONSULTING INC.
MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
TYPICAL CROSS SECTIONS (ON-SITE)
Source: MSA Consulting, Inc.
FIGURE 10C
PAGE 27
Note: Street sections may be refined or adjusted if approved by the City Public Works Director. 800
CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
28 2.3.2 Street Sections
The Vehicular Circulation Plan illustrates the network of streets and entries that provide connectivity to all areas within the Project. This section details the distinct Private, Local, Entry, Commercial, and Resort Drivesthat interconnect to comprise thecirculation system.
Each street classification is described below and illustrated in Figures 10A-10C, Typical Cross Sections, showing the minimum pavement widths that apply within the Project.
The vehicular circulation system is as follows:
Perimeter Streets
Perimeter public streets designated on the City’s General Plan Circulation Element border the Project on three sides. These roads are largely improved to their ultimate lane width, needing only the addition of minor widening, a meandering multi-purposetrail, sidewalks, and parkway landscaping along the boundary of the Specific Plan. These roads comprise the major transportation corridors for this portion of the Coachella Valley and provide connection to interstate and regional access routes such as the Interstate 10 Freeway and State Highway 111 to the north. They also include sidewalks and bicycle lanes that link with these systems throughout the rest of the City.
Avenue 58 on the north and Madison Street on the west are designated as Secondary Arterials with a right-of-way width of 102 feet. Within the right-of-way, improvements include four travel lanes separated by a raised landscape median and two painted bike lane. A supplemental landscape easement borders the rightof-way to accommodate streetscape enhancements and a meandering pathway for shared use by golf carts, pedestrians, and cyclists. The Specific Plan street section for Avenue 58 conforms with the General Plan. However, Madison Street was constructed with a wider pavement section and slightly exceeds the General Plan street width. The Specific Plan reflects the built condition.
Avenue 60 on the south is designated as a Collector with an ultimate right-of-way width of 80 feet. Ultimate improvements will include painted bike lanes and two travel lanes separated by a painted median.
Internal Streets
Internal streets provide overall Project connectivity and link the various neighborhoods, commercial, and resort areas. Streets within the resort core are intended for safe, shared, multi-modal use by cars, golf carts, bicycles and pedestrians.The internal street system is summarized below and illustrated in Figure 9: Vehicular Circulation and Figures 10 A- 10C, Typical Cross Sections.
801 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
29 • 24’ Right of Way – Resort Drive to be utilized by residents for access to their homes in the village core. Local Road A will provide internal circulation to residences within future PA-II neighborhoods.
• 24’ Right of Way – Resort Drive to accommodate secondary resort traffic and provide connections to Local Roads and the Resort/Commercial Drive. • 24’ Right of Way – Local Road A to accommodate circulation around the village, within the estate lot neighborhood
• 26, 32’ Right of Way – Resort/Commercial Drive to be utilized for internal village and commercial area circulation, with limited parking for community guests. (Reference Figure 9: Vehicular Circulation for varying width locations.) • 40’ Right of Way - Resort Drive functions as the central community arrival drive, with limited parking on one side.
• 60’ Right of Way - Resort Drive functions as the central communtiy arrival drive, with angular parking at the village core.
• 24’, 28’, 40’ Right of Way - Entry Drive is the principal road by which all guests and residents enter the community and reach the village core. (Reference Figure 9: Vehicular Circulation for varying width locations.)
2.3.3 Non-Vehicular Circulation
In addition to accommodating automobiles, the Project’s Circulation Plan also addresses the movement of pedestrians, bicyclists, golf carts, e-vehicles, and other forms of alternative personal transportation Golf carts, e-vehicles and other alternative forms of low-speed transportation are accomodated in the streets with no striping or designated lanes.
The overall intent and design of the Specific Plan is geared toward creating a transportation environment that accommodates vehicles, but also minimizes barriers to and promotes convenient multi-use connectivity throughout the Specific Plan. While pedestrian access will be incorporated at all levels, many internal and external trips cannot or will not be undertaken by foot due to climate, distance, accessibility needs, or general inconvenience. Accordingly, the Specific Plan also accommodates access for bicycle, golf cart, and other forms of alternative personal transportation throughout the site and into the surrounding community.
The Non-Vehicular Circulation Plan is shown in Figure 11. The components shown in Figure 11 are described below.
802 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
30 Multi-Use Trail – An 8’ wide multi-use trail will be incorporated along the main spine road to provide future neighborhoods with a central bike and pedestrian connection to the resort core as well as the main entry gate and retail area.
Sidewalk – Sidewalks are included along key streets in the resort core to provide a completely interconnected pedestrian grid experience so that resort guests can walk or bike to all activities at the wave basin and resort facilities. Sidewalks are optional on local streets, depending on the street section chosen.
Walk Street - Designed as narrow walkways between homes, Walk Streets provide connectivity with immediate residential frontage. The Walk Street network is one of the primary organizing components of the community plan. Terminating at the Boardwalk, Walk Streets are limited to pedestrian and bicycle use linking residents to The Wave, The Farm, and the greater network of trails and open spaces, enabling convenient access to alternate personal transportation modes throughout the community.
The Boardwalk - The wave basin and its integrated pedestrian boardwalk is the terminus for nearly all of the Walk Streets – functioning as a gathering space as well as an active recreational amenity.
803 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
31 2.3.4 Traffic Calming
Low speed, low volume roads within the resort are intended to safely intermix vehicles, golf carts, bicycles and pedestrians. To achieve this, various design techniques are applied that cause vehicles to slow and exercise caution creating a safe shared-use environment for pedestrians and other transportation modes. Street segments are intentionally designed to be short (typically less than 200’ long) with frequent stops and caution zones to ensure that vehicles maintain low speeds. Safe zones are demarcated at “walk street” crossings with visual and textural indicators to ensure that vehicles slow and yield to pedestrians. Traffic volumes are kept far lower than in traditional developments by situating recreation venues and services on site in close proximity such that they are most conveniently and quickly accessed on foot, by bike or by golf cart. Consequently, there will be very little need for a car. The focus on nonvehicular travel will ensure the safety and comfort of guests using all means of transportation on these shared roadways. The following sketch depicts a typical street/walk street interface illustrating the use of pavement texture, traffic control bollards, and alternating single sided parking stalls to create a safe, low speed roadway.
804 CLICK HERE to Return to Agenda
A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 4, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING NON-VEHICULAR CIRCULATION PLAN Source: MSA Consulting, Inc. FIGURE 11 PAGE 32 N.T.S. N O R T H Legend: Connecting Boardwalk Feature Project Boundary Multi-Use Trail Sidewalk Walk Street 805
CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
33 2.4 OPEN SPACE PLAN
Open space is a community asset with multiple benefits. These areas provide distant vistas, introduce appealing landscapes for a more attractive and comfortable living environment, and provide convenient access to recreational opportunities without leaving the Community. In addition to the the Wave basin, open space will be distributed throughout the Project with integrated plazas/greenspaces. A conceptual open space design is shown in Figure 12 Conceptual Open Space Plan, but remain subject to change as to specific location and type.
The Wave Basin: The wave basin is the primary open space amenity and centerpiece to the resort, accommodating both surfers and spectators.
Open Space Planning Area: West of the wave basin, the Open Space Planning Area (Planning Area IV) provides open space complete with a trail network that connects with the community trail system.
Primary Entry Drive: The primary entry road is flanked by a generous landscape easement to create a aesthetically pleasing experience for residents and guests as they proceed from the main entry to the resort core and individual neighborhoods.
Greenways: Greenways are interconnecting corridors (walk streets) distributed throughout the resort core.
806 CLICK HERE to Return to Agenda
A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 4, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING CONCEPTUAL OPEN SPACE PLAN Source: MSA Consulting, Inc. FIGURE 12 PAGE 34 N.T.S. N O R T H Legend: Retention Greenways Open Space Project Boundary The Wave Basin Primary Entry Streetscape Corridor Public Streetscape 807
CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
35 2.5 SHEEP PROTECTION PLAN
The project includes specific measures to ensure that Peninsular Bighorn Sheep (PBS) are restricted from entering the project and to promote proper human interactions between residents/guests and PBS.
2.5.1 Barrier Plan
The Specific Plan will incorporate fencing and walls along the entire project perimeter as shown on Figure 13 Conceptual PBS Barrier Plan. This will serve as a physical barrier to prevent Peninsular bighorn sheep (PBS) from accessing the site.
The fence/wall design will be approved by the City of La Quinta in consultation with the California Department of Fish and Wildlife (CA DFW). It will draw from the prototypical fencing types described in the Coachella Valley Conservation Commission (CVCC) “PBS Barrier Project” as shown in Figure 14 Typical PBS Fence Cross Section and Figures 15a & b Representative PBS Fence Photos, and will be consistent with the Coachella Valley Multi-Species Habitat Conservation Plan.
Additionally, Tribal monitoring will apply to the fence construction and trail alignment in any areas containing Tribal cultural resources per City of La Quinta requirements.
2.5.2 Plant Palette
The Specific Plan plant palette (Table 3 in Section 4.4.3) includes approved native specimens listed as “Coachella Valley Native Plants Recommended for Landscaping” (CVMSHCP Table 4-112) and will avoid specimens listed as “Prohibited Invasive Ornamental Plants” (MSHCP Table 4-113) in certain open spaces areas and on lots adjacent to any sheep barrier as shown on Figure 13 Conceptual PBS Barrier Plan. In addition, the approved project plant palette will be referenced in the Project CC&Rs and will be enforceable by the property owners’ association for the life of the project.
2.5.3 Education Program
The project will prepare collateral materials for dissemination to buyers and hotel guests that educate and inform regarding the local environmental setting, including proper interactions with PBS. Additionally, Coral Mountain intends to collaborate with the Desert Recreation District regarding the planned public trail connection through the property. DRD’s master plan envisions interpretative materials on the trail and markers intended to educate and inform experiences regarding the local setting, including desert flora and fauna. 808 CLICK HERE to Return to Agenda
A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T OPTIONAL GATE 25' MIN. WIDTH CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 30, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING N O R T H CONCEPTUAL PBS BARRIER PLAN Source: MSA Consulting, Inc. FIGURE 13 PAGE 36 N.T.S. Legend: Project Boundary Proposed 6' CMU Community Perimeter Wall Proposed 8' Sheep Barrier Alternative Barrier Alignment Notes: 1. Information shown is conceptual only. Final alignment may be adjusted to accommodate ground features and other design and/or environmental considerations. 2. Perimeter Wall & Sheep Barrier as approved by City of La Quinta. 3. Sheep barrier to consist of 8' high fencing as shown in approved CVCC "PBS Barrier Project" (see Figure XX) or equivalent combination of 6' CMU and 2' decorative wrought iron or tubular steel view fence as appropriate. 4. See Table 3 of Section 4.4.3 for plant restrictions. Restricted Plant Palette Additional Restricted Plant Palette For Alternative Barrier Alignment 809
CLICK HERE to Return to Agenda
17.1' 3' 4' 3' 4' 5' 4.6' 24' VARIES 8.8' - 14.5'
8' PROP. BERM 3:1 PROP. ROCK CATCHMENT 1:1 1:1 1:1 (1:1) 20% MAX. 5' BENCH DAYLIGHT LINE PROP. 8' SHEEP BARRIER 2% MIN. SPA
BLDG. LINE
(TYP.) EX. GROUND
3'
3'
5' 4:1 CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 4, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING TYPICAL PBS FENCE CROSS SECTION Source: MSA Consulting, Inc. FIGURE 14 PAGE 37 810
CLICK HERE to Return to Agenda
REPRESENTATIVE PBS FENCE PHOTOS
Source: CVCC Peninsular Bighorn Sheep Barrier Project
FIGURE 15A
PAGE 38
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
811 CLICK HERE to Return to Agenda
REPRESENTATIVE PBS FENCE PHOTOS
Source: CVCC Peninsular Bighorn Sheep Barrier Project
FIGURE 15B
PAGE 39
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
812 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
40 2.6 INFRASTRUCTURE PLANS
The infrastructure system planned to serve the Project described below will be designed to provide a coordinated system of infrastructure and public services to adequately serve the plan area at full buildout. Standards for infrastructure and public services relative to land use intensity envisioned for the Specific Plan area will be served by the following utilities:
Sewer: Coachella Valley Water District (CVWD)
Water: Coachella Valley Water District (CVWD)
Electricity: Imperial Irrigation District (IID)
Gas: Southern California Gas Company
2.6.1 Water and Sewer Plan
The intent of the Specific Plan is to utilize existing water and sewer facilities where possible, and to provide additional or upgraded facilities as necessary. Water and sewer service for the Specific Plan area is provided by the Coachella Valley Water District (CVWD).
The CVWD provides domestic water from wells. Non-potable water sources are intended to be used for the irrigation of common landscape areas. An underground irrigation distribution system providing water to the valley traverses the western portion of the Specific Plan property from the northwest to the southwest and bisecting the site from east to west. The Specific Plan will conform to the requirements of the CVWD's current and future programs and requirements pertaining to water management and conservation. See Figure 16 for the Conceptual Water Plan and Figure 17 for the Conceptual Sewer Plan.
2.6.2 Drainage Plan
As shown in Figure 18, Conceptual Drainage Plan, the Specific Plan includes a comprehensive drainage system that collects storm flows, retains the incremental postdevelopment increase and discharges surface water at pre-development levels. This drainage system design ensures that regulatory flood protection requirements are met to protect individual residences, the resort, and commercial uses as well as downstream properties. Surface drainage will be conveyed by the local street system from development areas to a system of basins and underground storm drains. As illustrated in the conceptual drainage plan, multiple retention basins and lakes (including the Wave), will be used for stormwater storage in accordance with regulatory design requirements.
Retention basins will be constructed and sized to retain a 100- year storm event. These 813 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
41 basins will also include water quality elements that serve as structural Best Management Practices (BMPs) in accordance with the MS-4 Whitewater River Watershed Municipal Stormwater Program.
2.6.3 Off-Site Electrical Improvements
Electric utilities for the site are provided by the Imperial Irrigation District (IID). The developer is completing service planning with IID on the timing and scope of project level improvements to IID’s system. The Project’s CEQA document analyzes and covers these improvements in further detail.
Figure 19, Off-Site Electrical Improvements, shows the location of the existing substation and proposed distribution line(s) and upgrades.
814 CLICK HERE to Return to Agenda
8W
8W 8W
8W
8W
8W A V E N U E 5 8 A V E N U E 6 0 W W 12W
12W
12W
12W 12W 18W
18W
W
WW
W
W
M
A
D I S O
N S T R E E T 12W
W BO CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 4, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING N O R T H 8W W CONCEPTUAL WATER PLAN Source: MSA Consulting, Inc. FIGURE 16 PAGE 42 N.T.S. Legend: Proposed Public 8'' Project Boundary Existing Water Main Notes: Information shown is conceptual only. Final engineering design plans may deviate. 1. Number and location of wells is preliminary & subject to further discussion with C.V.W.D. 2. Proposed C.V.W.D. Well Site Water Main 12W Proposed Public 12'' Water Main 18W Proposed Public 18'' Water Main 815
CLICK HERE to Return to Agenda
8S 12S 12S 12S
12S
12S
8S
8S
8S A V E N U E 5 8A V E N U E 6 0 S S S S S SS S 15S 15S M A D I S O N S T R E E T 8S
8S
8S CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 4, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING CONCEPTUAL SEWER PLAN Source: MSA Consulting, Inc. FIGURE 17 PAGE 43 N.T.S. N O R T H Legend: Proposed 8'' Sewer Main Proposed 12'' Sewer Main Proposed 15'' Sewer Main Project Boundary S Existing Sewer Main Note: Information shown is conceptual only. Final engineering design plans may deviate. 8S 12S 15S 816
CLICK HERE to Return to Agenda
A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 4, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING CONCEPTUAL DRAINAGE PLAN Source: MSA Consulting, Inc. FIGURE 18 PAGE 44 N.T.S. N O R T H Legend: Conceptual Drainage Sub-Area Conceptual 100-Year Sub-Area Retention Project Boundary Water Feature / Retention Site Drainage Flows Off-Site Drainage Direction Note: Drainage and retention is conceptual and subject to refinement with final engineering design. 817
CLICK HERE to Return to Agenda
A V E N U E 5 8
A V E N U E 6 0
EXISTING I.I.D. SUBSTATION
PROJECT SITE
M A
D
I S
O
N S
T R
E
E
T
CORAL MOUNTAIN RESORT SPECIFIC PLAN
Exhibit Date: November 4, 2021
MSA CONSULTING INC.
MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
OFF-SITE ELECTRICAL IMPROVEMENTS
Source: MSA Consulting, Inc.
FIGURE 19
PAGE 45
N.T.S.
N O R T H
Legend:
Proposed Transformer BankProject BoundaryProposed Conduit System 818
CLICK HERE to Return to Agenda
5 3 2 2 1 1 46 7 8 A V E N U E 5 8 A V E N U E 6 0 M A D I S O N S T R E E T PHASE 2 PHASE 1 PHASE 3 CORAL MOUNTAIN RESORT SPECIFIC PLAN Exhibit Date: November 4, 2021 MSA CONSULTING INC. MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING CONCEPTUAL PHASING PLAN Source: MSA Consulting, Inc. FIGURE 20 PAGE 46 N.T.S. N O R T H Legend: Project Boundary Notes: 1. sequence. It is conceptual and subject to refinement in response to market conditions. Development Area Boundary Phase Boundary Phase 1 Phase 2 Phase 3 Phasing plan reflects the anticipated construction 2. Numbers 1 - 8 indicate Development Areas. 819
CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
47 3 Development Standards
As provided for in local ordinance and Califonia Government Code, Specific Plans allow the creation of flexible and customized development standards suited to the unique needs of individual projects. This Specific Plan is divided into four Planning Areas, each representing a logical sub-area of development with common characteristics and defining surface features (e.g. streets, lot lines, and other physical features). Planning Areas for this Project are depicted in Figure 8, Land Use Plan. This chapter identifies the development standards applicable to each Planning Area, including a statement of development intent, permitted uses and development standards. Where differences may occur, these development standards take precedence over the Municipal Code
3.1 PA-I NEIGHBORHOOD COMMERCIAL (CN)
3.1.1 Development Intent
Planning Area I (PA-I) is intended to allow for the construction of Neighborhood Commercial buildings with affiliated circulation and infrastructure improvements. PA-I is located at the southwest corner of Avenue 58 and Madison Street. This Planning Area contains approximately 7.7 acres of land and will allow for up to a maximum of 60,000 sf of Neighborhood Commercial building space.
3.1.2 Allowable Uses
All uses listed in the Neighborhood Commercial (CN) District of the La Quinta Municipal Code (Section 9.80.020) are allowed in PA-I in accordance with Table 9-5. except that the uses listed below are specifically considered permitted uses.
TABLE 3.1A NEIGHBORHOOD COMMERCIAL PERMITTED USES
PERMITTED USES
Retail Stores
Food, liquor, and convenience stores
Restaurants
Banks
Medical offices
Boutique Agriculture1
Footnotes:
1. Including orchards, date, citrus, and olive groves, vegetable gardens, etc. that are for community use or that supply produce to Farm-to-Table restaurants and fresh food markets on lots not exceeding 5- acres in aggregate size in the Planning Area.
820 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
48 3.1.3 Development Standards
These standards apply to all land within PA-I as described within the text and graphics of this Specific Plan.
TABLE 3.1B – NEIGHBORHOOD COMMERCIAL DEVELOPMENT STANDARDS
STANDARD
Max. Structure Height 35 ft1,2
Max. No. of Stories 2
Min. Front Setback 10 ft
Min. Rear Setback 10ft
Min. Parking 1/250 ft GLA.
Max. Building Floor Area in PA 1 60,000 SF
Min. Building Setback to Avenue 58 25 ft
Min. Building Setback to Madison Street 25 ft
Min. Setback from Interior Property Line3 0 ft
Min. Building/Landscape Setback from Residential PA4 40 ft/20 ft Max. Wall Height 6 ft
Max. Light Pole Height 25 ft
Min. Parking Provided
5 Per Code
Min. Parking Dimension 9’ X 19’
Min. Bicycle Parking Per Code
Min. Golf Cart / NEV Parking Per Code
Min. Electric Vehicle Charging Spaces Per Code
Footnotes:
1. Height is limited to 22' within 150' of the Madison & Avenue 58 R.O.W.
2. Architectural and roof projections, such as chimneys, spires, finials, parapets, and similar features not providing habitable or otherwise unusable space shall be permitted to extend up to fifteen feet above the maximum structure height.
3. Mechanical equipment to have a minimum 3-foot setback from interior property lines.
4. Landscape setback occurs within the building setback.
5. Including shared parking subject to provisions of LQMC 9.150.060 821 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
49 3.2 PA II – LOW DENSITY RESIDENTIAL (RL)
3.2.1 Development Intent
Planning Area II (PA-II) is intended to allow for the construction of residential neighborhoods with affiliated amenities, circulation, and infrastructure improvements. In addition to permanent year round use, various forms of short-term and long-term rentals, and fractional interest programs may be accommodated. Open space, golf, and various other complementary recreational uses may be integrated with residential development.
PA-II contains approximately 232 acres of land and will allow for the construction of up to 496 single family attached and detached dwellings.
3.2.2 Allowable Uses
All uses listed in the Low Density Residential (RL) District of La Quinta Municipal Code Section 9.40.030 are allowed in PA-II in accordance with Table 9-1. except that the uses listed below are specifically considered permitted uses.
TABLE 3.2A – LOW DENSITY RESIDENTIAL PERMITTED USES
PERMITTED USES
Single-Family Detached Dwellings
Single-Family detached Patio Homes
Duplexes
Single Family Attached Dwellings
Townhome Dwellings
Condominium Multi-Family
Short Term Vacation Rental Units
Timeshare Units
Fractional Ownership Units
Lakes with active recreation
Golf Courses, Driving Ranges, and Golf Related Uses.
Clubhouse
Community Gardens/Boutique Agriculture1
Footnotes:
1. Including orchards, date, citrus, and olive groves, vegetable gardens, etc. that are for community use or that supply produce to Farm-to-Table restaurants and fresh food markets on lots not exceeding 5- acres in aggregate size in the Planning Area
822 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
50 3.2.3 Development Standards
These standards apply to all land within PA-II as described within the text and graphics of this Specific Plan.
STANDARD DETACHED
PRODUCT
ATTACHED
PRODUCT
ACCESSORY
BUILDING 1
Min. Lot Size 3,600 sf 3,600 sf N/A
Max. Structure Height 32 ft 2,3 32 ft 2,3 28 ft 2,3
Max. No. Of Stories 2 2 2
Min. Area Per Unit 1,400 sf 1,000 sf 250 sf
Min. Front Setback 10 ft 10 ft 10 ft
Min. Rear Setback 5 ft 5 ft 2 ft
Min. Interior/Corner Side Yard Setbacks4 5 ft / 5 ft 5 ft 5/ 5 ft 5 ft 5/ 5 ft Min. Building To Building Setback 6 0 ft 0 ft 0 ft
Max. Wall Height 6 ft 6 ft 6 ft
Min. Parking Required
2 garage/carport
spaces plus 0.5 guest
space
2 garage/carport
spaces plus 0.5 guest
space
N/A
Footnotes:
1. Detached garages/carports, casitas, carriage house units, and pool houses.
2. Height is limited to 22' within 150' of the Madison & Avenue 58 R.O.W.
3. Excluding chimneys, porticos, parapets, and other incidental architectural features etc. may exceed max. structure height by up to 5 feet.
4. AC units, trellis elements, pools, and spas are allowed to encroach into side and rear setback areas within 3’ of property line.
5. 0’ setback allowed for products, such as duplexes or zero lot line units, that share a common wall or zero lot line units with walls built to the side property line.
6. Subject to applicable building code requirements
TABLE 3.2B – LOW DENSITY RESIDENTIAL DEVELOPMENT STANDARDS 823 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
51 3.3 PA-III TOURIST COMMERCIAL (CT)
3.3.1 Development Intent
Planning Area III (PA-III) is intended to allow for Resort Residential and Tourist Commercial uses and is located in the south-central portion of the Project. PA-III is structured around the wave basin, a private artificial wave generating basin. This Planning Area contains approximately 121 acres of land and will allow construction of the wave basin, up to a 150- key resort hotel, 104 resort residential units, restaurants, golf, and other resort supporting uses and amenities. To help facilitate resort and wave basin operational needs, supporting uses may include water storage tanks and outdoor storage areas among other uses. Open gathering areas south of the wave basin may be used to host public and private events with non-permanent, portable convenience facilities (such as port-a-potties, shade structures, tenting, and catering equipment) through the approval of a Temporary Use Permit, consistent with Section 9.210.050 of the Municipal Code.
3.3.2 Purpose and Intent
To provide for the development and regulation of a range of specialized Tourist Commercial uses oriented to resort lifestyle activity, located in areas designated within PA-III in the Specific Plan. Representative land use includes a resort hotel, the “Wave”, clubhouse and resort amenities, and supporting functions to those uses. 824 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
52 3.3.3 Allowable Uses
All uses listed in the Tourist Commercial (CT) District of La Quinta Municipal Code Section
9.80.020 are allowed in PA-I in accordance with Table 9-5 except that the uses listed below are specifically considered permitted uses.
TABLE 3.3A – TOURIST COMMERCIAL PERMITTED USES
PERMITTED
USES
III-A III-B III-C III-D III-E III-F III-G RESORT THE WAVE WAVE CLUB RESORT RESIDENTIAL WEST RESORT RESIDENTIAL EAST THE FARM BACK OF HOUSE Bars and cocktail lounges
Retail Stores
Restaurants, other than
drive-through
Community
Gardens/”Boutique”
Agricultural Uses1
Golf Facilities
Indoor and Outdoor
Recreation Facilities
Meeting and Club
Facilities
Parking Lots
Recreational Water
Amenities
Resort Residential 2
Resort Hotel
825 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
53 Resort Support and
Accessory Uses3
Clubhouse
Water Storage Tanks
Outdoor Storage (For
Resort and Wave Basin
Operations).
Footnotes:
1. Including orchards, date, citrus, and olive groves, vegetable gardens, etc. that are for community use or that supply produce to Farm-to-Table restaurants and fresh food markets on lots not exceeding 5- acres in size.
2. Including short-term rentals and timeshare/fractional ownership units.
3. Including Operation, Maintenance, Administrative and Service Facilities, Equipment and Directional Lighting.
826 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
54 3.3.4 Development Standards
The following development standards apply to property in Planning Area III as described within the text of this Specific Plan.
TABLE 3.3B – TOURIST COMMERCIAL DEVELOPMENT STANDARDS
STANDARD
III-A III-B III-C III-D III-E III-F III-G RESORT THE WAVE WAVE CLUB RESORT RESIDENTIAL WEST RESORT RESIDENTIAL EAST THE FARM BACK OF HOUSE Min. Lot Size 20,000 sf 20,000 sf 20,000 sf 3,600 sf 3,600 sf 20,000 sf 20,000 sf Max. Lot Coverage 50% 10% 70% 70% 70% 50% 20%
Min . Lot Frontage 25’ 25’ 25’ 30’ 30’ 25’ 25’
Min. Livable Area 1 NA NA NA 1,400 sf 1,400 sf NA NA
Min. Accessory Building
Area 2 NA NA NA 300 sf 300 sf NA NA
Min. Front Setback 10’ 0’ 10’ 10’ 10’ 10’ 10’
Min. Setback from Walk
Streets or Sidewalks 3
5’ 0’ 5’ 5’ 5’ 5’ NA
Min. Setback from Wave
Basin parcel 0’ NA 0’ 5’
4 5’4 NA 0’
Min. Front Facing
Garage/Carport Setback NA NA NA 10’ 10’ NA NA
Min. Side Facing
Garage/Carport Setback NA NA NA 12’ 12’ NA NA
Min. Rear Setback 5 NA NA NA 5’ 5’ NA 25’
Min. Interior/Corner Side
Setback 5,6,7 NA NA NA 3’/3’ 3’/3’ NA NA
827 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
55 Min. Setback from
Planning Area II NA 50’ 15’ NA NA NA 50’
Max. Height 7,8,9 (ft/stories) 40’/4 45’/4 40’/3 30’/3 30’/3 40’/3 30’/2 Min. Bldg. Separation 9 6’ 0’ 15’ 6’ 6’ 6’ 0’
Max. Pole Light Height 25’ 80’ 25’ NA NA 25’ 25’
Max. Wall / Fence Height 6’
10 8’10 6’10 6’10 6’10 6’10 8’10
Min. Parking Provided11, 12 1.1 per
key
1 per full
time
employee
1 per 500
sf 2 per unit 2 per unit 1 per 500 sf
1 per
1,000 sf
Min. Parking Dimension 9’ X 19’ 9’ X 19’ 9’ X 19’ 9’ X 19’ 9’ X 19’ 9’ X 19’ 9’ X 19’ Min. Bicycle Parking Per Code Per Code Per Code Per Code Per Code Per Code Per Code Min. Golf Cart / NEV
Parking Per Code Per Code Per Code Per Code Per Code Per Code Per Code Min. Electric Vehicle
Charging Spaces Per Code Per Code Per Code Per Code Per Code Per Code Per Code Footnotes:
1. Excluding garages, casitas or carriage units.
2. Detached garages/carports, casitas, carriage house units.
3. Where walk street occurs at rear or side property line, walk street setback shall govern. 828 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
56 4. The following illustration depicts a typical interface between the Wave Basin and adjoining units, including the 5’ property line setback. For conceptual purposes only, final layout and product to be determined.
5. AC units and other mechanical equipment may encroach within setback up to 3’ from property line.
6. 0’ setback allowed for products, such as duplexes that share a common wall or zero lot line units with walls built to the side property line.
7. Excluding chimneys, porticos, parapets, and other incidental architectural features up to 5 feet.
8. Including rooftop deck and terraces (e.g. railings, parapets, furniture, shade structures, umbrellas, stairs, access lifts, elevator housings, etc.).
9. Subject to applicable building code requirements.
10. Security fencing up to 8’ may be allowed if approved by the planning director.
11. Parking requirements for special events and temporary uses to be reviewed through the Temporary Use Permit Process.
12. Shared parking may be allowed subject to provisions of LQMC 9.150.060 General Note: All residential standards apply to both detached and attached units 829 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
57 3.4 PA-IV PARKS & RECREATION (PR)
3.4.1 Development Intent
Planning Area IV (PA-IV) is intended to allow for open space, active-recreational, and ancillary uses compatible with the resort. This Planning Area contains approximately 24 acres that will allow open space and recreational activities, such as hiking trails, biking trails and ropes course. This also includes accommodation for a future public trail roughly following the toe of slope of Coral Mountain, to be constructed at such time as the Desert Recreation District obtains a lease extension from the Bureau of Reclamation (BOR) to allow connecting public trails to the south and west.
3.4.2 Allowable Uses
All uses listed in the Parks and Recreation (PR) District of La Quinta Municipal Code Section
9.120.020 are allowed in PA-IV in accordance with Table 9-8 except that the uses listed below are specifically considered permitted uses.
TABLE 3.4A - OPEN SPACE PERMITTED USES
PERMITTED USES
Multi-Use, Nature and Bike Courses/Trails
Shade Structures, Relief Stations
Recreational Equipment 1
Water Tanks and Reservoirs for purposes of domestic water use or fire flow2 Wayfinding Signage
Outdoor Storage (For Resort and Wave Basin Operations).
Footnote:
1. Including but not limited to aerial adventure and rope courses, bicycle park, ziplines, etc.
2. Including private wells and appurtenant facilities.
830 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
58 3.4.3 Development Standards
The following development standards apply to property proposed for development designated the Land Use Plan and/or Zoning figures as Parks and Recreation PR and as described within the text of this Specific Plan.
TABLE 3.4B - OPEN SPACE RECREATION DEVELOPMENT STANDARDS
STANDARD
Min. Building Site n/a
Min. Lot Frontage n/a
Max. Structure Height 12 ft
Max. Height - Ropes Course/Zipline 50 ft
Max. Height – Other Recreational Equipment 20 ft
Max. Building Coverage in PA IV 5,000 sf
Max. Number of Stories 1
Min. Setback from Property Line 10 ft
Min. Parking Provided Per Code
Min. Parking Dimension 9’ X 19’
Min. Bicycle Parking Per Code
Min. Golf Cart / NEV Parking Per Code
Min. Electric Vehicle Charging Spaces Per Code
831 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
59 4 Design Guidelines
The Wave Basin, Boardwalk, Hotel, and Surf Village at Coral Mountain The guidelines contained in this chapter identify unifying elements for design of permanent buildings and landscaping within each Planning Area. Renderings, simulations and photographs are intended as thematic illustrations and do not depict final designs, nor should they limit the range of creative expression available to the developer or their professional design team. These guidelines will be reflected in subsequent implementing subdivision maps and development permits.The Specific Plan emphasizes the creation of low-density, walkable neighborhoods oriented around the Wave as the central amenity within the Project. These guidelines will assist the developer of the Specific Plan project to execute a built environment that incorporates the following main concepts:
Develop a private resort that includes recreational amenities, retail shops and dining venues.
Establish residential neighborhoods that are linked through multi-use trails that connect neighborhoods throughout the Project. “Walk Streets” will provide internal connection between facilities within the Resort and the wave basin. 832 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
60 Resort residential “Walk Street” with vehicular “Resort Drive” cross-street Establish a density hierarchy that situates the highest density development within the resort and gradually reduces density as you move away from the resort into the surrounding residential neighborhoods.
Develop buildings which respond to the desert environment and utilize passive heating / cooling techniques through orientation and design.
Incorporate a variety of open space and recreational uses (active and passive).
Design a planned community that complements existing development in the surrounding area and is compatible with the surrounding environment.
Develop a high-quality private wave basin (The Wave) that provides unique recreational opportunities for future residents of the Project and creates a landmark facility that will enhance the City’s reputation as the “Gem of the Desert”.
Develop a community that is visually attractive and captures the essence of the Coral Mountain landscape.
833 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
61 Embrace “Desert Modern” as the over-arching architectural theme for the entire project. The intent of this broad theme is to encourage creativity, flexibility, variability, diversity and individuality when considering the architectural design of buildings within the development.
To implement these concepts, design guidelines and standards are provided for each of the Specifc Plan’s four Planning Areas.
834 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
62 4.1 NEIGHBORHOOD COMMERCIAL(PA-I) GUIDELINES
4.1.1 Design Vision
The Neighborhood Commercial (PA-1) area will create a memorable arrival experience to the overall Project and provide an attractive public retail experience. This commercial corner will provide resort guests, homeowners, and neighbors with convenient retail, food and beverage services in a relaxed lifestyle environment.
Neighborhood Commercial character inspiration
The Neighborhood Commercial area has been planned as a publicly-accessible retail commercial use fronting Madison Street and Avenue 58. It is anticipated that the commercial development will include both neighborhood- and visitor-serving businesses.
In addition to vehicular access, a multi-use trail will accommodate pedestrian and bicycle access from within the Coral Mountain Resort communities and from sidewalks on adjoining public streets. Commercial buildings will be one and two-story with pedestrianlevel interest or detailing. The following principles are intended to guidethe overall design and development goals of the Neighborhood Commercial area:
Streets will maintain a narrow road profile with on-street parking to help slow traffic and encourage walking or electric cart circulation.
Utilize smaller, neighborhood-scale retail buildings to create a walkable, pedestrian-friendly environment.
Shade and pedestrian comfort will be provided through the use of arcades, shade devices, landscaping, and building orientation.
835 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
63 Special areas such as paseos, plazas, and courtyards shall be created to further enhance the pedestrian scale of the commercial area and to provide comfortable spaces for outdoor dining.
Provide flexibility in commercial architecture to encourage creative and innovative retail concepts.
4.1.2 Materials
Materials for Neighborhood Commercial (PA-I) should be complementary to Tourist Commercial (PA-III) materials and feature high-performance characteristics with sustainable attributes. Natural stone, stucco, architectural concrete, pre-finished metal panels, cementitious panels or siding, and thermally-modified wood siding may be utilized as the finish material for vertical surfaces in a range of natural colors which complement the desert landscape. Roofing products may be selected from a variety of metal profiles like corrugated or standing seam as well as a variety of membrane roofs. The colors of the roofing materials shall conform to a range of lighter tones to reduce heat gain such as white, sand, and gray. Roof mounted photo-voltaic solar panels may be used throughout the Projectto encourage the use of alternate transportation within the Project.
Parking areas shall provide clearly defined pedestrian circulation. 836 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
64 4.2 LOW DENSITY RESIDENTIAL (PA-II) GUIDELINES
Planning Area II (PA-II) will accommodate residential neighborhoods that take access from the primary entry road. Residences here will take advantage of spectacular south to southwest facing views of Coral Mountain and the Santa Rosa Mountains. Pedestrian and bike trails will provide multi-use connectivity to the Wave resort and Neighborhood Commercial area. These guidelines shall apply equally to both attached and detached products.
4.2.1 Design Vision
The intent in PA-II is to create residential neighborhoods that maximize privacy between individual homes while embracing the desert landscape. Residential design may be reflective of contemporary desert architecture, desert vernacular, and simple interpretations of agricultural form. Spanish Colonial, Moorish, or other historically themed architectural styles should be avoided withing the “Desert Modern” theme for the project.
837 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
65 Residential design inspired and informed by the desert environment Planning for the residential areas within the Specific Plan is oriented towards and influenced by the resort and village core as the activity hub for the Project with open space and trail connections providing easy access to all amenities. Residents are encouraged to walk or use alternate forms of transportation to access the Resort to help promote a pedestrian friendly community and reduce traffic.
The climate in La Quinta is characterized by sunny and hot weather in the summer and relatively mild winters with excellent air clarity. The design of residences shall incorporate elements that respond to these conditions, such as patios, courtyards, arcades, plazas, and outdoor pedestian areas which encourage residents to take advantage of outdoor living. Other residential site planning considerations include the following:
The placement of structures should consider prevalent environmental conditions including sun orientation, prevailing winds, and desired views.
Orientation of residential development edges should maximize view potential and access to natural open areas and recreation areas.
Varying house configurations are encouraged to promote variety in the street scene.
A combination of side-entering and front-entering garages with varied driveway locations are encouraged in order to managerepetitive curb cuts and yard patterns.
Recreation areas/greenbelt features shall be, wherever feasible, visible upon entry to neighborhoods to enhance neighborhood value.
838 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
66 4.2.2 Materials
Building materials will feature high-performance characteristics meant to reduce carbon footprint with sustainable attributes. Natural stone, stucco, architectural concrete, prefinished metal panels, cementitious panels or siding, and thermally-modified wood siding may be utilized as the finish material for vertical surfaces in a range of natural colors which complement the desert landscape. Roofing products may be selected from a variety of metal profiles like corrugated or standing seam as well as a variety of membrane. The colors of the roofing materials shall conform a range of lighter tones to reduce heat gain such as white, sand, and gray. Roof mounted photo-voltaic solar panels may be used throughout the project.
Sustainable and high-performance residential building materials
4.2.3 Massing and Scale
Residences will be broken down into a collection of building forms to avoid a singular massing expression. Courtyards are encouraged as an effective way to engage the desert landscape while reducing the apparent mass of a home. Stand alone casitas or guest and pool houses as well as detached garages with and without carriage units are encouraged.
Buildings shall be generally one-story in scale and appropriately massed with secondary two-story elements that create visual intrest. Porches, loggias, trellises, and brise-soleil are encouraged to provide solar control and create opportunities to express crafted details.
4.2.4 Architecture
Residences should express the individuality of the homeowner with the intent of creating a place instead of a Project. A variety of architectural designs are preferred. Further, special consideration should be given to passive solar building orientation in order to develop custom homes that perform efficiently in the desert environment . 839 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
67 Windows and Doors
To withstand the desert heat, high-performance residential windows with responsive passive solar shading strategies are encouraged. Window sash colors shall complement the building.
Large panes or walls of operable glass allow spaces to flow seamlessly indooroutdoor may be used at select locations. Window and door details that reveal the depth of the wall assembly are encouraged. If trim is used, it shall complement the building.
The style of windows shall be compatible with the architectural style of the residence. The eclectic use of different window styles or shapes on one building plane may be considered appropriate provided the resulting composition remains coherent.
Clerestory windows encouraging a natural stack effect for ventilation and visually allowing the roof to float above the wall plane shall be used as long as they are consistent with the style of the residence.
A variety of residential window and door configurations adapted for the desert environment Entries
The entry of a residence shall be an important design consideration for PA-II. Entries can be signified by porches, trellises, columns, recesses, projections, sidelights, other architectural features and\or vibrant color accents.
Residential entries shall be scaled appropriately.
840 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
68 Porches, Loggias, Balconies, and Railings
Front porches encourage neighborly interaction and signify entry to the unit.
Porches and loggias shall be incorporated into residential design to the greatest extent possible with a focus on craftsmanship and sun control.
Porches, loggias, and balconies facilitate seamless indoor-outdoor experiences and provide visual interest, shadow, texture, and shade.
Second story balconies shall be designed as an integral component of the residence and may be expressed as recessed or additive.
Railing details will be in harmony with the architectural character of the residence.
Residential porches functioning as shading devices from the intense sun Columns
Columns shall be used as structural elements consistent with the architectural expression of an individual residence.
Columns may be used as supports for porches, loggias, balconies, and roofs and express craftsmanship through connection details or material assemblies.
Use of historic column forms (doric, ionic, corinthian, etc.) are not permitted.
Chimneys
Chimneys are often important design elements and signature features on residences. Chimney caps shall be simple in design and provide visual screening for vent or flue terminuses.
The design of chimneys shall be compatible with residential architecture. 841 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
69 Garage Doors
Garage doors shall be compatible with the architectural style of the residence.
Design details like porches, trellises, or deep recesses minimize the impact of garage doors from the driveway and street.
It is encouraged that two single doors (or a single door designed to look like two doors) be utilized for two-car garages while three-car garages may incorporate a double door and single door or three single doors.
Where three car garages are proposed, at least one garage entrance should be offset or detached from the remaining two entrances.
Exterior Stairs
Exterior Stairs shall be simple elements which complement the massing and form of the residence.
Building Details
Exterior residential mechanical equipment shall be screened from view by walls, fences, or landscaping.
Guest houses, casitas, detached garages, and carports will be integrated into the design of individual residences and neighborhoods.
Finish materials on raised planters for floral, vegetable, or herb gardens should complement materials used in the residence.
Flashing and sheet-metal shall be prefinished.
Vents, roof appurtenances, gutters, and downspouts shall be integrated into the residential design or screened from view.
4.2.5 Outdoor Spaces
Residential courtyards and outdoor spaces will be designed to seamlessly integrate indoor and outdoor experiences. Trees, shade canopies, trellises, or other landscape elements provide shade and comfort and create outdoor gathering spaces that connect with interior uses.
842 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
70 Thoughtfully planned outdoor spaces create privacy for individual residences Walls and Fences
When walls and fences are visible from any street, open space, or other common areas, they shall be compatible in material, color, and design of adjacent architectural features.
4.2.6 Parking
All residential parking areas, including auto-courts, shall be screened from view of adjacent roadways and neighbors.
843 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
71 4.3 TOURIST COMMERCIAL (PA-III) GUIDELINES
4.3.1 Design Vision
Appropriate site planning as described below shall be used to ensure functional and aesthetic development within the Tourist Commercial area that contains the wave basin and resort hotel. These guidelines are intended to be flexible and not all guidelines are applicable in all situations. Reasonable application of guidelines in order to achieve a highquality consistency in design theme within the adjacent architectural context will be necessary. The following principles shall be used in the design and development of the Tourist Commercial planning area:
Create a casual and comfortable neighborhood scale within a walkable, pedestrian friendly environment.
Establish a “Main Street” feel with emphasis toward on-street parking.
Encourage a variety of small boutique retailers to enhance the resort experience.
Maintain flexibility to encourage creative and innovative resort concepts.
Main Street arrival intoResort
844 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
72 The Tourist Commercial area has been planned to function as the social center of the community and contains a variety of resort hotel amenities including: The Wave, retail shops, a boutique hotel, and dining venues. The Tourist Commercial area has been designed to minimize the use of cars and encourage walking by linking central amenities with the neighborhoods through pedestrian-friendly roadway detailing and the creation of a community-wide “Walk Street” network. The following principles are intended to guide the overall design and development goals of the Tourist Commercial area:
Establish a “Main Street” feel with an emphasis toward on-street parking “Walk Streets” will terminate on The Wave providing a physical and visual connection from the neighborhoods to the resort.
Streets will maintain a narrow road profile with on-street parking to help slow traffic and encourage walking or electric cart circulation.
The resort will focus on establishing neighborhood scale buildings and a walkable, pedestrian-friendly environment.
HOA and club amenities will be spread throughout the resort to create several group function areas and a lively pedestrian experience.
Shade and pedestrian comfort will be provided through the use of arcades, shade devices, landscaping, and proper solar orientation when siting buildings.
Special areas such as paseos, plazas, and courtyards shall be created to further enhance the pedestrian scale of the community.
4.3.2 Elements
The climate in La Quinta is characterized by sunny and hot weather in the summer and relatively mild winters that feature excellent air clarity. The design of Resort Residences in PA-III shall incorporate elements that respond to these conditions, such as patios, courtyards, arcades, plazas and Walk Streets which encourage residents to take advantage of outdoor living. Other residential site planning considerations include the following:
The placement of structures should consider prevalent environmental conditions including sun orientation, prevailing winds and desired views.
Orientation of residential development edges should maximize view potential and access to natural open areas and recreation areas.
The entry of a residence shall be an important design consideration for PA-III. The majority of residences will havetwo entries one oriented towards a Walk Streetand one towards a vehicular street.
845 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
73 Varying house configurations on corner lots are encouraged to promote variety along the street.
A combination of side entering and front-entering garages and varied driveway locations are encouraged to breakup repetitive curb cuts and yard patterns.
Guest parking shall be, wherever feasible, located to provide easy access to units.
Neighborhoods bordering open areas shall be, wherever feasible, sited to maximize views of the amenities, while discouraging through access.
Recreation areas/greenbelt features shall be, wherever feasible, visible upon entry to neighborhoods to enhance neighborhood value.
4.3.3 Materials
Architecture shall defer to the desert landscape with natural textures, tones, and materials consistent with the desert color palette of the Coachella Valley.
Bright vibrant colors, echoing native desert wildflowers and artistic interpretations of the desert landscape, are encouraged as building accents or focal points within the resort.
Casual, relaxed main street vibe
846 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
74 In order to visually support the resort concept, there will not be a predominant exterior building material for the project. An eclectic variety of high-performance materials ranging from cast or rammed earth to board-formed concrete and stucco or thermally-modified wood will be used.
Additionally, natural stone, pre-finished metal panels, and cementitious panels or siding may also be utilized as the finish material for vertical surfaces in a range of natural colors which complement the desert landscape.
Roof colors ranging from gray, beige, white, sand, taupe, or natural metals such as raw aluminum and bonderized steel provide a range of lighter color options compatible with the desert landscape while reducing heat gain.
Roof materials shall be selected for high-performance characteristics in a variety of profiles like corrugated or standing seam metal as well as a variety of membrane roofs such as TPO Thermoplastic Polyolefin (TPO) or Polyvinyl Chloride (PVC). Roof mounted photo-voltaic solar panels and roof mounted evaporative cooling mechanical equipment with proper screening may be used throughout PA-III.
Varied building materials create eclectic look
847 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
75 Reclaimed or pre-weathered wood, tile, concrete block, and oxidized steel shall be appropriately incorporated as accent materials and be consistent with the architectural style of the resort.
Pedestrian-level roof detail
848 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
76 4.3.4 Building Material Vignettes
Thermally Modified Wood and Portland cement stucco
Natural Stone, Board-formed Concrete, and Breeze Block
Oxidized Steel, Standing Seam Roofing, and TPO Membrane Roofing 849 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
77 4.3.5 Massing and Scale
Buildings with small footprints shall be used as an integral part of the site planning design to provide open view corridors to the wave basin in a casual village-like setting.
Building faces shall be offset from each other to highlight the spaces in between and clarify pedestrian nodes.
Offset building corners provide subtle articulation.
The massing strategy shall consist of an eclectic mix of primarily one- and two-story building heights and roof forms.
Architectural projections, overhangs, and recesses shall be used to provide shadow, articulation, and scale to building elevations.
Roof decks and terraces are encouraged to provide visual interest as well as activity above the street level. This may be accomplished with step-backs in the second level massing.
An eclectic mix of roof forms from flat, parapet, ramped, shed, and gable create visual interest to the roofscape in the resort.
Buildings shall incorporate, passive solar orientation and active technologies to respond to the desert climate of the Coachella Valley.
The casual scale of PA-III shall be reflective of a village-like surf resort with the primary focus being the wave basin. The majority of the buildings will be one-story with small footprints and pedestrian level interest or details. A multi-story hotel shall be the dominant building mass and neighborhood landmark.
Avoiding visual monotony, buildings with small footprints create a porous or open edge condition to the wave basin and allow pedestrians to wander casually between structures.
Variety of roof and building forms
850 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
78 Porches, trellises, and brise-soleil break up the building mass at the pedestrian level while providing shelter or relief from the intense desert sun as viewed from the street.
Porches, trellises, and brise-soleil provide visual setbacks for the hotel on front, side, and rear elevations.
Side elevations provide an appropriate level of articulation for secondary facades from the neighborhood perspective and pedestrian experience.
A variety of roof forms from flat to ramped and gabled, create visual interest reinforcing the eclectic nature of the resort.
Repetition and variation are common themes in design and will be evaluated for visual interest with the roof scape throughout the resort.
4.3.6 Architecture
The architectural character for the project is “Desert Modern.” Within this over-arching theme, the character for Planning Area III is intended to evoke the comforable, casual, vibe of a surf community. A variety of different building types will highlight an eclectic combination of materials and form. Sustainability, durability, and individuality are important factors to consider when designing buildings for Tourist Commercial uses. The Shaded outdoor spaces
851 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
79 resulting architecture should reinforce the idea of creating a place, not a project, and be fully integrated into the planning, landscape, and programming of Coral Mountain.
Comfortable, casual, surf village vibe from the Hotel’s Long House Windows and Doors
Large expanses of high-performance aluminum, wood, wood-clad, or steel windows and operable door systems scaled to the interior space as well as adjacent covered exterior space are encouraged to support a seamless indoor-outdoor experience. Frames shall be painted or appropriately colored to complement the architecture.
852 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
80 Rather than trimming, windows shall be integrated into the wall design to reveal the depth of the wall assembly. When expressed as a wall of glass, window or door systems shall be detailed to highlight the structural elements.
The style of windows shall be compatible with the architectural style of the building. The eclectic use of different window styles or shapes on one building plane may be considered appropriate provided the resulting composition is complementary to the resort.
Clerestory windows encouraging a natural stack effect for ventilation and visually allowing the roof to float above the wall plane shall be used as long as they are consistent with the building design.
Entries
Entry into individual buildings shall be identified by massing, wall offsets, roof elements, columns, porches, recesses or projections, accent windows or other architectural features.
High-performance window and door systems promote indoor-outdoor living 853 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
81 Porches, Loggias, Balconies, and Railings
Porches and loggias shall be incorporated into building design to the greatest extent possible with a focus on ground level detail and sun control.
Porches, loggias, and balconies facilitate seamless indoor-outdoor experiences and provide visual interest, shadow, texture, and shade.
Second story balconies and covered outdoor rooms shall be designed as an integral component of the building’s architecture and may be expressed as recessed or additive.
Railing details will be in harmony with the architectural character of the resort and express craftsmanship.
Columns
Columns shall be used as structural elements consistent with the architectural expression of an individual building.
Emphasis on building entries
Hotel roof deck offers views of the Wave Basin
854 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
82 Columns may be used as supports for porches, loggias, balconies, and roofs and expressed in structural steel, wood timbers, or as a simple mass element of stone, rammed-earth, architectural concrete, etc.
Chimneys
Chimneys are often important design elements and signature features on buildings.
Chimney caps shall be simple in design and provide visual screening for vent or flue terminuses.
The design of chimneys shall be compatible with the building’s architecture.
Exposed metal flues with an applied decorative metal shroud are permitted.
Garage Doors
Resort residential garage doors shall be compatible with the architectural style of the residence. Design details like porches, trellises, or deep recesses minimize the impact of garage doors from the driveway and street.
It is encouraged that two single doors (or a single door designed to look like two doors) be utilized for two-car garages in Resort Residential areas, while three-car garages may incorporate a double door and single door or three single doors.
Exterior Stairs
Exterior stairways shall be simple structural expressions which complement the architectural massing and form of the building.
Simple columns delineate outdoor spaces
855 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
83 Building Details
Exterior mechanical equipment shall be screened from view by walls, fences, or landscaping. Roof mounted equipment shall also be screened with parapets as appropriate.
Guest houses, casitas, detached garages, carports and gear / storage sheds will be integrated into the design of individual residences and neighborhoods.
Finish materials on raised planters for floral, vegetable, or herb gardens should complement materials used on the building.
Flashing and sheet-metal shall be prefinished.
Vents, roof appurtenances, gutters, and downspouts shall be integrated into the building design or screened from view.
Maintenance and Mechanical Buildings
Simple, utilitarian, industrial out-buildings support Wave Basin operations. Access to these buildings is generally limited to staff; they are not public use. Durable, lowmaintenance materials such as metal siding / metal roofing, stucco, cool-roof membranes, thermally modified woods, cement-board products, and exposed concrete block are allowed exterior finish materials. Exterior finish material colors will blend into the desert environment. Fencing may be wood, non-reflective metals, or concrete block. Building-mounted exterior code-required lighting will be source-shrouded down lighting and dark-sky compliant. Buildings will be Connected upper and lower outdoor spaces
856 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
84 compatible with overall project design theme and outdoor areas will be screened from public view using walls, landscape or other methods as appropriate.
4.3.7 Outdoor Spaces
Outdoor spaces in the Tourist Commercial area will be detailed to reinforce the desert, vilage aesthetic established by the wave basin and Resort. The Boardwalk is the principal social space for the community, connecting with the trail and walk street networks and encouraging interaction among residents. Outdoor spaces in this central area also prioritize pedestrian movement through the use of landscape elements and paving details that reduce traffic speed and maximize comfort for non-vehicular circulation.
Outdoor gathering space shared by Hotel Casitas
Common Space Elements/Outdoor Gathering Areas
Special common space areas such as paseos, plazas, and courtyards shall be created between buildings to further enhance the pedestrian scale of the commercial area and to provide comfortable spaces for outdoor dining.
Trash enclosures, loading docks, rubbish bins, transformers, satellite antennas, processing equipment, and any other unsightly apparatuses must be screened 857 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
85 from view through the use of landscape or architectural elements that are compatible with the building architecture in material, color and design.
In Resort Residential areas, accessory buildings or structures for sports / recreation, storage, administration, mail / delivery, shall be compatible with the neighborhood.
Gateways
The use of gateways shall be compatible with the building’s architecture.
When used, gateways shall define thresholds into exterior spaces at entries, porches, patios, and courtyards.
Architecturally-integrated gateways
Walls and Fences
Walls and fences shall be compatible in material, color, and design of adjacent architectural features.
Integrated pony walls extend architecture
858 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
86 4.3.8 Parking
Off-street surface parking shall be screened from view through the use of plant material or low walls that are consistent with the architectural style.
Landscape treatments shall be used at surface parking areas to provide shade.
In addition to vehicular parking spaces, golf cart and bicycle parking areas will be provided per City code to encourage the use of alternate transportation.
Parking areas shall provide clearly defined pedestrian circulation. 859 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
87 4.4 LANDSCAPE GUIDELINES
The landscape design will establish an identity and theme for the Project and will be an overall unifying element.
4.4.1 Landscape Elements
Figure 21 Conceptual Landscape Plan depicts the overall landscape concept forthe Project for illustrative purposes. Generally, the conceptual landscape plan incorporates landscape elements that establish a “sense of place” and creates visual unity and compatibility throughout the Project. Key landscape elements would include entryways, streetscapes, and common areas described below. Final landscape design will be subject to Site Development Permit review and Final Landscaping Plan permits.
Project Entries
The principal community entry from Madison Street is intended to create a “sense of place” upon entering the Project. Walls, fences, monumentation, and all other hardscape elements will utilize materials, color, and detailing that are compatible with the Project architecture. Landscape plantings distinguish the Project entrance through the use of grove trees and textural shrubs and grasses.
Resort Drive
The primary entry road leading from the primary project entry transitions to become the Resort Drive upon entering the Resort core. Providing on-street parking and a fromal row of street trees in the Resort and a more informal arrangement of water efficient trees and shrubs between the Resort and the entry, the landscape treatment along this spine road is designed to establish physical and visual connectivity between uses within the Project.
Perimeter Public Streetscape
Landscaping and trails along the perimeter roadway frontages are designed to provide a varied, comforting environment for pedestrians, cyclists, and equestrians through provision of a meandering multi-use trail as a component of the public street system.
Informal arrangements of water efficient, drought tolerant plantings create interest through texture, color, and form.
Common Areas
Common area landscaping is intended to complement the resort nature of the Project, creating a unique sense of place and connectivity.West of the wave basin,the trail network connects to the community trail system. Select tree and shrub plantings will blend with the native landscape, providing shade for the open space areas and a backdrop to the 860 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
88 wave basin. South of the wave basin the area allows for flexible, temporary uses during special events. Landscape elements will be designed to accommodate mobile vendors, tents, portapotties, and event visitors, creating comfort but allowing flexible uses.
4.4.2 Thematic Planting Zones
Figure 22, Planting Zones Diagram identifies the various Thematic Planting Zones within the project. Each Planting Zone is described in further detail in Figures 23-26.
Native Landscape:
As illustrated in Figure 22, Planting Zones Diagram, this Area is to be maintained as existing landscape and preserved as open space. These areas may require refurbushing and some ongoing maintenance.
Desert Revegetation:
Depicted in Figure 23, Planting Zones Diagram: Desert Revegetation, the Desert Revegetation Landscape links the community with the native Coral Mountain landscape by creating an enhanced planting zone that steadily transitions to the surrounding open spaces and landscapes as it nears the southern and western perimeter of the Coral Mountain Resort property. This enhancement of a largely native landscape provides a more robust trail and outdoor pursuits experience while also creating a varied and dynamic backdrop for the wave and the greater resort community, helping to screen Back of House elements and the view of the dike from the village core.
Desert garden:
As shown in Figure 24, Planting Zones Diagram: Desert Garden, the Desert Garden Landscape engages the resort property with the estate residential lots and the planned future residential phases within the community ocean by cultivating a curated “desert” environment within the common areas along roadways or woven into each neighborhood.
Residents can walk out their back door and immediately be immersed in the Coral Mountain resort experience. Ths garden landscape is characterized by a mix of date palms and washingtonia palms, coastal scaevola, beach grasses, and a selection of water efficient accent trees, shrubs, and grasses. As part of the planting concept, “edible plant palettes” may be established within this zone as appropriate to service culinary and community food security needs.
861 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
89 Desert Oasis
Depicted in Figure 25, Planting Zones Diagram: Desert Oaisis the Desert Oasis Landscape is located at the main arrival points, the entry road, Surf Club, and the Farm, providing guests a more punctuated, welcoming garden retreat as a contrast to the surrounding desert landscape. Ths landscape is characterized by a greater mixture of foliage colors and types, with species that maintain their appearance throughout the year. The landscape and architecture work together to provide a shady and comfortable environment. Flowering accent plants add seasonal interest throughout the year. The design geometry is casual, but has a direct relationship to the surrounding architecture. The contrast between straight, formal architectural walls and the flowing, organic landscape creates a dynamic signature for key gathering spaces within the resort.
Village Landscape
Illustrated in Figure 26, Planting Zones Diagram: Village Landscape, the Village Landscape consists primarily of streetscape and limited common area plantings within the village core, and is more “urban” in character. Trees and palms that afford shade and provide an architectural quality through their arrangement are a domanint component of this landscape zone. Accent shrubs, grasses, and succulents enhance the urban, architectural quality of the village core. Allees or groves of palm or citrus afford a geometric framework within select “public” spaces such as the hotel arrival, along the boardwalk, or in parking areas. In parks or other village common areas the planting geometry is more casual and varied. As part of the planting concept, “edible plant palettes” may be established within this zone as appropriate to service culinary and community food security needs. 862 CLICK HERE to Return to Agenda
CONCEPTUAL LANDSCAPE PLAN
Source: Vita
FIGURE 21
PAGE 90
N.T.S.
N O R T H
CORAL MOUNTAIN RESORT SPECIFIC PLAN
Exhibit Date: November 4, 2021
MSA CONSULTING INC.MSACONSULTINGINC.COM, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING Legend:
Project Boundary
863
CLICK HERE to Return to Agenda
PLANTING ZONES DIAGRAM
Source: Vita
FIGURE 22
PAGE 91
N.T.S.
N O R T H
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
864 CLICK HERE to Return to Agenda
PLANTING ZONES DIAGRAM: DESERT REVEGETATION
Source: Vita
FIGURE 23
PAGE 92
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
865 CLICK HERE to Return to Agenda
PLANTING ZONES DIAGRAM: DESERT GARDEN
Source: Vita
FIGURE 24
PAGE 93
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
866 CLICK HERE to Return to Agenda
PLANTING ZONES DIAGRAM: DESERT OASIS
Source: Vita
FIGURE 25
PAGE 94
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
867 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
MSA CONSULTING INC.
MSACONSULTINGINC.COM
, >PLANNING >CIVIL ENGINEERING >LAND SURVEYING
Exhibit Date: November 4, 2021
PLANTING ZONES DIAGRAM: VILLAGE LANDSCAPE
Source: Vita
FIGURE 26
PAGE 95
868 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
96 4.4.3 Plant Material Palette
Table 3, Plant Material Palette, provides a list of compatible trees, shrubs, and groundcovers to be incorporated as part of the landscape design. Landscape architecture for the Specific Plan is intended to create a lush desert character of visual variety and textural interest while complying with water conserving techniques based on plant selection and technical irrigation system design. Consistent with this goal, use of drought tolerant plant material is a primary consideration in the development of the plant palette to further aid in the conservation of water while promoting this lush desert theme in the prevailing landscape image.
To provide guidance to the builders and designers of future projects within the Project, the plant material palette gives guidance to builders and developers within the Project.
Species in addition to those listed are to be considered in order to provide diversity; however, the plant material in the list provided is relatively successful in the unique soil and climactic conditions of Project site.
TABLE 3: PLANT MATERIAL PALETTE
BOTANICAL NAME COMMON NAME
Trees Acacia Aneura
Acacia salicina*
Acacia saligna*
Acacia smalli*
Acacia stenophylla*
Albizia julibrissin
Bauhinia purpurea
Brahea armata
Brachychiton populneus
Caesalpinia cacalaco
Callistemon viminalis
Cercidium floridum
Cercidium hybrid
Cercidium praecox
Chamerops humilis
Chilopsis linearis
Chitalpa tashkentenis
Chorisia linearis
Chorisia speciosa
Mulga
Native Willow*
Blue Leaf Wattle*
Desert Sweet Acacia*
Shoestring Acacia*
Mimosa Tree
Purple Orchid Tree
Mexican Blue
Palm Bottle Tree
Cascalote
Bottlebrush Tree
Blue Palo Verde
Desert Museum
Palo Brea
Med. Fan Palm
Desert Willow
Chitalpa
Desert Willow
Silk Floss Tree
869 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
97 Citrus Species
Cupressus sempervirens
Dalbergia sissoo
Eysenhardtia orthocarpa
Fraxinus Uhdei 'Majestic Beauty'
Fraxinus velutina
Geijera parviflora
Humilis
Jacaranda mimosifolia
Koelreuteria bipinnata
Lagerstroemia indica
Lysiloma microphylla var. thomberri
Melaleuca quinquenervia
Olea europaea*
Olneya Tesota
Parkinsonia aculeata*
Phoenix dactylifera*
Pinus canariensis
Pinus eldarica
Pinus halepensis
Pistacia chinensis
Pithecellobium mexicanum
Pithecellobium spinosa
Prosopis chilensis
Prosopis glandulosa
Quercus agrifolia
Quercus suber
Quercus virginiana
Rhus lancea
Tipuana tipu
Thevetia peruviana
Ulmus parvifolia “Drake”
Vitex agnus-castus
Washingtonia filifera
Washingtonia robusta*
Citrus
Italian Cypress Indian
Indian Rosewood
Kidneywood
Evergreen Ash
Arizona Ash
Australian Willow
Med. Fan Palm
Jacaranda
Chinese Lantern Tree
Crape Myrtle
Feather Bush
Cajeput Tree
Olive*
,
**
Desert Ironwood
Mexican Palo Verde*
Date Palm*
Canary Island Pine
Afghan Pine
Aleppo Pine
Chinese Pistache
Mexican Ebony
Texas Ebony
Chilean Mesquite
Texas Honey Mesquite
Coast Live Oak
Crok Oak
Southern Live Oak
African Sumac
Tipu Tree
Yellow Oleander
Drake Elm
Chase Tree
California Fan Palm
Mexican Fan Palm*
870 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
98 SHRUBS
Acacia farnesiana*
Bucida buceris
Prosopis species
Caesalpinia pulcherrima
Carissa grandiflora
Cassia nemophilla
Chrysactinia mexicana
Chrysothamnus nauseosus
Dietes vegeta
Dodonaea viscosa
Hemerocallis hybrid
Heteromeles arbutifolia
Hibiscus species
Justicia califomica
Leucophyllum Species
Myrtus communis 'Compacta'
Nandina domestica
Photinia fraseri
Phormium tenax
Pittosporum tobira
Prunus caroliniana
Rhaphiolepis indica
Rosmarinus officinalis
Ruellia brittonia 'Katie'
Ruellia californica
Simmondsia chinensis
Sophora secundiflora
Tecoma stans 'Angustata'
Tecomaria capensis
Xlyosma congestum
Sweet Acacia*
Black Olive
Mesquite
Red Bird of Paradise
Natal Plum
Desert Cassia
Chamisa
Damianita Daisy
Fortnight Lily
Green Hopseed Bush
Daylily
Toyon
Hibiscus
Chuparosa
Texas Ranger
Compact Myrtle
Heavenly Bamboo
Photinia
New Zealand Flax
'Wheeler's Dwarf'
Carolina Laurel Cherry
India Hawthorn
Rosemary
Compact Ruellia
Ruellia
Jojoba
Texas Mountain Laurel
Yellow Bells
Cape Honeysuckle
N.C.N.
GROUNDCOVER
Acacia redolens ‘Desert Carpet’*
Baccharis x Centennial
Bougainvillea Species
Dalea greggii
Lantana camara ‘New Gold
Lantana montevidensis
Myoporum parvifolium
Pyracantha fortuneana
Rosmarinus officinalis ‘Prostratus’
Turf
Verbena species
Prostrate Acacia*
Centennial Coyote Brush
Bougainvillea
Trailing Indigo Bush
New Gold Lantana
Purple Trailing Lantana
Prostrate Myoporum
Firethorn
Creeping Rosemary
Turf
Verbena
871 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
99 VINES Antigonon leptopus
Bougainvillea species
Clytostoma callistegioides
Ficus pumila
Macfadyena unguis-cati
Rosa banksiae
Coral Vine
'Barbara Karst'
Violet Trumpet Vine
Creeping Fig
Cat’s Claw Creeper
Lady Bank’s Rose
ACCENTS Annual Color
Agave americana
Agave deserti
Agave desmettiana
Agave parryi
Agave victoriae-reginae
Aloe barbadensis
Dasylirion wheeleri
Echinocactus grusonii
Festuca glauca
Fouquieria splendens
Hesperaloe parviflora
Muhlenbergia emersylleyi 'Regal Mist'
Muhlenbergia rigens
Nolina bigelovii
Nolina microcarpa
Phormium tenax
Yucca rostrata
Century Plan
Desert Agave
Agave
Parry’s Agave
Queen Victoria Agave
Aloe Vera
Desert Spoon
Golden Barrel Cactus
Common Blue Fescue
Ocotillo
Red Yucca
Bull Grass
Deer Grass
Nolina
Bear Grass
New Zealand Flax
Big Bend Yucca
*Species that are prohibited within certain areas of the project as depicted on Exhibit 13, Conceptual PBS Barrier Plan.
**Fruiting varieties limited to trees designated for active farm-to-table growing at least 500 feet from any western project boundary; ornamental use is prohibited. 872 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
100
5 Plan Administration
This chapter describes the procedures for administration and implementation of the Specific Plan
5.1 IMPLEMENTATION
The Specific Plan establishes the general intent and comprehensive framework for development of the Project. However, prior to construction, various implementing approvals with greater design detail are required, as noted below.
General Plan Amendment (GPA) - The GPA will amend the current General Plan land use designations to General Commercial, Low Density Residential, Open Space – Recreation, and Tourist Commercial. The GPA requires public hearings before the Commission and the Council.
Zone Change (ZC) - The ZC will change the existing zoning of the Specific Plan Area to Neighborhood Commercial, Low Density Residential, Parks and Recreation, and Tourist Commercial. The ZC requires public hearings before the Commission and Council.
Specific Plan (SP) – The Coral Mountain Resort Specific Plan will be adopted as the master plan governing the allowable land uses, development standards and design guidelines for the Project. The SP requires public hearings before the Planning Commission (Commission) and the City Council (Council).
Tentative Tract Map (TTM) – TTMs are intended to implement the project and subdivide the property into smaller lots for development. TTMs may be filed with each phase of development as necessary. Each TTM will require review by the Commission.
Site Development Permit (SDP): SDPs are required by the City for final approval of landscape design, architectural design, and site plans. Individual SDP’s may be required for each phase of development. These may be processed concurrent with or subsequent to other entitlement approvals. Each SDP will require public hearings before the Commission.
Conditional Use Permit (CUP): Allowable uses that require a CUP shall be processed in accordance with Section 9.210.020 of the La Quinta Municipal Code.
Temporary Use Permit (TUP): TUPs are required by the City to accommodate special, unique, or limited duration activities that might otherwise be outside the provisions of normal zoning. Temporary uses are anticipated and allowed by this Specific Plan as 873 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
101
discussed in Section 2.1. TUPs are reviewed administratively by the Design and Development Director and do not require a public hearing.
Development Agreement (DA): The DA would vest the applicant’s right to develop the Coral Mountain Resort Specific Plan area pursuant to the entitlements described above, address short-term rentals within all planning areas of the project, provide assurances to the City that the project will have a net positive fiscal impact on the City, ensure the timely completion of infrastructure to serve the project and surrounding area, and ensure that the project design features and mitigation measures are enforceable project requirements.
5.2 AMENDMENT
Administrative Changes - Minor modifications that are consistent with the purpose and intent of the Coral Mountain Resort Specific Plan are allowed at the discretion of the Design and Development Director or designee. Therefore, it is intended that this Specific Plan provide City Staff with the flexibility to interpret the details of Project development as well as those items discussed in general terms in the Specific Plan without requiring a Specific Plan Amendment.
Requests for administrative changes shall be made in writing. If it is determined that changes or adjustments are necessary or appropriate, these shall be approved administratively by the Design and Development Director or designee. After approval, any such administrative change shall be attached to the Specific Plan as an addendum and may be further changed and amended from time to time as necessary.
Representative examples of such changes may include, but are not limited to:
• The addition of new information to the Specific Plan maps or text that do not substantially change the effect of any regulation. The new information may include more detailed, sitespecific information. • The transfer of dwelling units and or density within Planning Areas while not exceeding the maximum number of allowed units in the Specific Plan and not exceeding 25% of units/density of target Planning Area.
• Changes to the size and configuration of residential lots provided that the maximum number of allowable units is not exceeded.
874 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
102
• Adjustment of Planning Area boundaries identified in this Specific Plan. • Changes to Project infrastructure such as drainage systems, roads, water and sewer systems, etc.
• Modification of architectural or landscape design criteria or details.
Amendments - If the Design and Development director determines that the proposed change is not in conformance with the intent of the current Specific Plan approval, the Specific Plan may be amended in accordance with the procedures set forth in Chapter 9.240 of the City of La Quinta Municipal Code.
5.3 INTERPRETATION
Uses Not Listed - Allowable uses are as specified in the appropriate zoning district or as modified in the Specific Plan. The Design and Development Director may determine that a use not listed is included within or comparable to a listed use and, once so determined it shall be treated in the same manner as a listed use.
Application of Standards -Where there is ambiguity between the Specific Plan and the Zoning Code, the Design and Development Director shall review pertinent information and determine which code or standard applies. All determinations shall be in writing and shall be attached to the Specific Plan as noted under Administrative Changes, earlier in this section.
5.4 ENFORCEMENT
The enforcement of the provisions of this Specific Plan shall be by the following:
• The City of La Quinta Design and Development Department shall enforce the development standards and design guidelines set forth herein.
• Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per 9.200.110 LQMC provisions.
• The City of La Quinta shall administer the provisions of the Coral Mountain Resort Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan, and the City of La Quinta Municipal Code. 875 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
103
• The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future, except as provided in this Specific Plan. • All regulations, conditions, and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. In the event that any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected.
• Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes, and regulations. 876 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
104
6 General Plan Consistency
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450 - 65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines and programs with the goals and policies set forth in the general plan. This section analyzes the consistency between this Specific Plan and the La Quinta General Plan 2035. The City of La Quinta General Plan 2035 contains the following elements: Land Use, Circulation, Livable Community, Economic Development, Parks, Recreation and Trails; Housing; Air Quality; Energy and Mineral Resources; Biological Resources; Cultural Resources; Water Resources; Open Space and Conservation; Noise; Soils and Geology; Flooding and Hydrology; and Hazardous Materials. Each element of the General Plan 2035 contains a summary of goals which reflect the City’s values, aims, and aspirations. They also address the physical development of the City, the protection of people and property from man-made hazards, and the preservation of the City’s assets.
This amendment to the La Quinta General Plan will facilitate a Specific Plan allowing Tourist Commercial and Low Density residential uses within a previously approved, private residential community. It is consistent with General Plan policy as outlined in the following sections. Each element’s relevant goals are used in the Specific Plan as the basis for evaluating the Specific Plan's consistency with the City's General Plan 2035. Applicable goals are stated below followed by a statement of how the Specific Plan as amended conforms thereto.
6.1 LAND USE ELEMENT
GOAL LU-1: Land use compatibility throughout the City.
o The site components (neighborhood commercial, low density residential, resort residential, resort hotel, resort amenities, wave basin, and recreational open space amenities) are compatible with surrounding residential, open space, and neighborhood commercial uses. The project is seperated from adjacent uses by surrounding arterial streets and physical topographic barriers, such as Coral Mountian. Off-site development impacts are anticipated to be minimal.
GOAL LU-2: High quality design that complements and enhances the City. 877 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
105
o The Specific Plan includes detailed design guidelines in Section 3 to guide highquality development throughout the Specific Plan area. The high-quality design, amenities, and mix of land uses on the site will work to help create a high-quality landmark project that will complement and enhance the character of the City.
GOAL LU-5: A broad range of housing types and choices for all residents of the City.
o The project proposes high-quality housing of varying types and sizes with access to resort and recreational amenities, thus enhancing housing choice for potential buyers.
o The Specific Plan provides for a broad range of housing types in Planning Areas II and III, that offer a broad range of housing options on the site. Planning Area II, designated as Low Density Residential, anticipates detached or attached residential dwelling units with densities ranging from 0.8-4 dwelling units per acre. The land use plan for Planning Area III anticipates attached residential dwelling units with densities ranging from 2.5-2.8 dwelling units per acre.
GOAL LU-6: A balanced and varied economic base which provides a broad range of goods and services to the City’s residents and the region. o The Specific Plan includes both neighborhood commercial and tourist commercial land uses which will generate revenue and create employment opportunities. The proposed project would increase services associated with tourism and neighborhood commercial uses.
o
6.2 CIRCULATION ELEMENT
GOAL CIR-1: A transportation and circulation network that efficiently, safely and economically moves people, vehicles, and goods using facilities that meet the current demands and projected needs of the City.
o The project proposes a private circulation system to provide safe and efficient passage for pedestrians and motorists throughout the site. o The project proposes to build out Madison Street, Ave 58 and Ave 60 to ultimate standards per the General Plan.
GOAL CIR-2: A circulation system that promotes and enhances transit, alternative vehicle, bicycle and pedestrian networks.
878 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
106
o The project proposes a private circulation system with low-speed, low-volume internal streets that will safely accommodate both vehicles and pedestrians. o
6.3 LIVABLE COMMUNITY ELEMENT
GOAL SC-1: A community that provides the best possible quality of life for all its residents. o The Specific Plan includes elements to address the goal of the Livable Community Element, which generally is intended to assist the City in developing a more united community through resource conservation, built environment enhancement, promotion of alternative forms of transportation, and improvement of community health. The Specific Plan is consistent with this goal by promoting a high-quality mix of uses that will greatly enhance the built environment, will promote walkability in the resort center of the project, and will provide ample opportunities for active recreation. o
6.4 ECONOMIC DEVELOPMENT ELEMENT
GOAL ED-1: A balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. o The project promotes a balanced and varied economic base for the City by introducing a resort with up to 150 hotel keys, a water-based active recreation amenity, and resort residences that will boost tourism and promote fiscal stability. Additionally, the residential use will incrementally increase demand for commercial goods and services in the region, thus enhancing the economy.
GOAL ED-2: The continued growth of the tourism and resort industries in the City. o The project promotes the continued growth of the tourism and resort industries in La Quinta by providing a resort featuring a hotel with up to 150 keys, a water-based active recreation amenity, and supporting uses to enhance the resort experience.
o
6.5 PARKS, RECREATION AND TRAILS ELEMENT
GOAL PR-1: A comprehensive system of parks, and recreation facilities and services that meet the active and passive needs of all residents and visitors. o The Project designates areas set aside for recreational open space uses, as well as a water-based active recreational amenity that will provide 879 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
107
recreational opportunities currently not available in the City. Additional open space will be scattered throughout PA-II.
o
6.6 HOUSING ELEMENT
GOAL H-1: Provide housing opportunities that meet the diverse needs of the City’s existing and projected population.
o The project anticipates the development of up to 600 attached and detached dwelling units with densities ranging from 0.8-4 dwelling units per acre, thus contributing to the City’s market rate housing stock.
GOAL H-4: Conserve and improve the quality of existing La Quinta neighborhoods and individual properties.
o The project will complement the surrounding residential communities.
Development of the property into a boutique hotel, neighborhood commercial, recreational open space, and residential uses will add value and amenities to neighboring communities and the City.
GOAL H-6: Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials.
o The project promotes water conservation through the use of drought tolerant plant materials and water efficient irrigation techniques. The project will comply with all City and water district regulations and building codes for water conservation, energy efficiency, and building standards. The project will also comply with all applicable green building requirements. o
6.7 WATER RESOURCES ELEMENT
GOAL WR-1:The efficient use and conservation of the City’s water resources. o The project promotes water conservation through the use of drought tolerant plant materials and water efficient irrigation techniques. The project will comply with all City and Coachella Valley Water District regulations and building codes for water conservation.
o
o
o
880 CLICK HERE to Return to Agenda
CORAL MOUNTAIN RESORT SPECIFIC PLAN
108
6.8 OPEN SPACE AND CONSERVATION ELEMENT
GOAL OS-1: Preservation, conservation and management of the City’s open space lands and scenic resources for enhanced recreational, environmental and economic purposes.
o The project includes significant open space amenities. It includes a waterbased recreational amenity for use by community residents and guests. The project incorporates connections to the public sidewalk and public trail system for convenient walking, jogging, and biking activities. o
6.9 NOISE ELEMENT
GOAL N: A healthful noise environment which complements the City’s residential and resort character.
o The project establishes residential, resort residential, and neighborhood commercial uses with compatible noise levels in an existing residential area.
These uses maintain and enhance the City’s residential and resort character and will be subject to the City’s noise ordinance. Noise levels on Avenue 58 and Madison Street are not excessive and the project is buffered by a perimeter community wall. The project with comply with any noise mitigations identified during the project CEQA review.
881 CLICK HERE to Return to Agenda
882 CLICK HERE to Return to Agenda
MADISON STREET CALLE CONCHITA
2 30'
2 20'
4 50'
3 60'
9 110'
5 50'
1 1010 1310'
7 10'
7 10' 1220'
8 3 60'
7 10' 1220' 1220' EX. LOT LINE EX. LOT LINE
6 50' 1410' AVENUE 58 EX. UTILITY EASEMENT
50' PROP. PARCEL LINE & EX. UTILITY EASEMENT AVENUE 60 128 129 130 131 127 126 125 107 106 105 104 103 102 124123 122 121 120 119 118 116 115 114 113 112 111 110 109 108 101 100 99 98 97 96 95 94 117 92 91 90 89 75 76 77 78 79 80 81 82 83 84 85 62 61 60 59 58 57 56 43 42 41 40 39 38 44 45 46 47 49 50 51 52 53 54 55 63 64 65 70 71 72 73 36 35 33 34 31 32 1 2
3 4
5 6
7 8
9 111213 14151617181920 21 22 23 24 25 26 27 28 29 3048 37 74 93 93 66 67 68 69 142 135 140 150 146 144 147 145,605 SF 141 298,250 SF 181,759 SF 2,074,210 SF 139 2,331,698 SF 132 1,975,273 SF 133 1,570,366 SF 134 62,865 SF 136 49,429 SF 137 43,320 SF 138 67,990 SF 79,217 SF STREET "D"
STREET "D" 11 20'
N 00°12'37" E 1094.44' N 89°54'54" W 820.00'
N 00°11'38" E 1087.18'
N 68°44'23" W 560.82'
N 89°31'01" E 710.64'
N 00°15'44" E 1327.70' N 89°48'55" E 1322.85' 143 1,311,783 SF 148 507,171 SF 149 381,549 SF ∆=05°57'51" R=910.00' 94.73' 10' STREET "O" STREET "N"
STREET "A" STREET "C"
STREET "B"
STREET "A"
STREET "A"
STREET "B"
STREET "G"
STREET "E" STREET "I"
STREET "H"
STREET "H"
STREET "D"
STREET "E"
STREET "M"
STREET "P"
STREET "D"
STREET "A"
STREET "K"
STREET "J"
STREET "L"
STREET "L"
K
K
J
J
J
J
I
I
A3
A3 SEE DETAIL ON
200'
LOT LINE (TYP.) PROP. PARCEL LINE & LOT LINE (TYP.) SEE DETAIL ON SHEET 2 180.00'
N 00°07'38" E N 00°07'38" E 1324.05' LOT "E" LOT "D" LOT "A" LOT "I" LOT "R" LOT "G" LOT LOT "X" LOT "H" LOT "S" LOT "B" "Z" LOT "B" LOT "U" LOT "Y" SEE DETAIL ON SHEET 2 EX. PROJECT BOUNDARY LOT "J" LOT LOT LOT LOT "F" LOT 10 "C" LOT "AD" LOT "K" LOT "P" "Q" "C" "A" LOT EX. LOT LINE N 89°53'26" W 1318.64'
N 00°07'45" E 1381.62' N 89°50'42" E 1314.92' 1183'
55'
55'
40'
STREET "F" N 89°56'35" W 1743.87'
N 00°17'44" E 744.08'
=20°25'31" R =2455.00' 875.18' =43°49'06" R =2345.00' 1793.40' =15°50'25" R =2345.00' 648.31'
=32°34'24" R =2455.00' 1395.70' 232.82' R=2345.00' ∆=05°41'19" PROP. CONCEPTUAL LAKE EDGE (TYP.) PROP. CONCEPTUAL LAKE EDGE (TYP.) SHEET 2 SHEET MATCHLINE SEE SHEET NO. 2 LOT "V" "W" 88 87 86 LOT "T" "AB" LOT "AA" LOT "AC" LOT "O" PROP. COMMUNITY LANDSCAPE EASEMENT PROP. R/W PROP. R/W PROP. COMMUNITY LANDSCAPE EASEMENT H
H
G
G
F
F
F
F
G
G
44' 30'
55'
H
H
C
C
B
B
E
F
F
G
F
F
F
F
D
D
H
G
G
H
F
F
ELOT "N" LOT "L"
E
E
G
PROP. 24' EMERGENCY
ACCESS EASEMENT 47.6 AC. 6.8 AC. 4.2 AC. 53.5 AC. 1.4 AC. 45.3 AC. 30.1 AC. 3.3 AC. 8.8 AC. 11.6 AC. 1.1 AC. 1.0 AC. 1.6 AC. 1.8 AC. 36.1 AC. LOT "M" 213'
1072'
1018' 335' 250' 438' 1247'
2034'
321'
349'
196'
347'
27'
380' 1935'
1114' 1343'
1636'
1437'
724' 113'
958' 44' 286'
364'
832'
656' 397'
255'
916'
1400'
1193'
2430'
926'
24'
88'
88'
200'
A2
A2
200' PROP. 24' TEMPORARY EMERGENCY ACCESS WITH PAVEMENT TO MEET WELL SITE 25,031 SF 0.6 AC. WELL SITE 74,294 SF 1.7 AC. 26' LOT "AF" LOT "AG" 850' 167' 150'
924' 180'
30'
188' 186'
187' 189'
283'
316' 38' 38'
36'
1015'
256' 273.1' N 00°05'52" E 25.28' N 49°37'33" W 30.41'
666.2'
279.9' 145 254.8' 297.3'
26'
STREET
195'
190'
206' 237'
167'
378'
38' 188' 267'
38'
251'
488'
304' RIVERSIDE COUNTY FIRE REQUIREMENTS
78'
678' LOT "AE" 16,487 SF 0.4 AC.
A3
200' A1
A1
40'
28' SECTION I-I AVENUE 58 (SECONDARY ARTERIAL / PUBLIC ROAD) N.T.S. ±6' ±12' ±12' ±12' ±12' 12' VARIES 12' 44' ±69' (EX. IMPROVEMENTS) ±12' 30' (PROP. IMPROVEMENTS) 55' 99' EX. EX. TRAVEL LANE CL R/W 44' (EX. R/W) 30' (EX. R/W) EX. R/WEX. R/W PROP. PROP. CURB & GUTTER A.C. PAVEMENT SHOULDER EX. TRAVEL LANE EX. PAINTED MEDIAN OVER A.B. E/P EX. ±20' EX. LANDSCAPE PARKWAY EX. CURB & GUTTER 10' ADDITIONAL LANDSCAPE EASEMENT PROP. MULTI-USE TRAIL PER EX. TRAVEL LANE 6' PROP. SHOULDER PROP. TRAVEL LANE GENERAL PLAN SECTION A1-A1 STREET "A" (PRIVATE ROAD) N.T.S. 40' CL A.C. PAVEMENT OVER A.B. R/W PROP. PROP. MEANDERING R/W PROP. PROP. 1' DRAINAGE SWALE 2' PROP. 2' VALLEY PROP. 2' VALLEY 2' GUTTER GUTTER PROP. 1' DRAINAGE SWALE PATH VARIES VARIES 10' 20' 20' 80' P.U.E. TRAVEL LANE TRAVEL LANE PEDESTRIAN EASEMENT 10' P.U.E. 20' 80' PEDESTRIAN EASEMENT 8' 5 3
1 1
2 2
4 6
7 8 AVENUE 58 AVENUE 60
MADISON STREET 5' 18' 24' 5' 60' R/W PROP. SECTION B-B PORTION OF STREET "A" (PRIVATE ROAD) N.T.S. 2' TRAVEL LANES 18' 10' ANGLED PARKING ANGLED PARKING (COMMERCIAL) SETBACK (HOTEL) A.C. PAVEMENT OVER A.B. PROP. 2' VALLEY GUTTER PROP. 2' VALLEY GUTTER 2' PROP. SIDEWALK PROP. SIDEWALK 5' 5' 15' 10' R/W PROP. P.U.E. & PEDESTRIAN EASEMENT P.U.E. & PEDESTRIAN EASEMENT 5' 5' 12' 8' 5' 5' 10' *40' 10' R/W PROP. R/W PROP. SECTION C-C PORTION OF STREET "A" (PRIVATE ROAD) N.T.S. 2' 2' TRAVEL LANE A.C. PAVEMENT OVER A.B. PROP. 2' VALLEY GUTTER PROP. 2' VALLEY GUTTER PROP. SIDEWALK PROP. SIDEWALK 12' TRAVEL LANE 8' LANDSCAPE VARIES SETBACK VARIES SETBACK P.U.E. & PEDESTRIAN EASEMENT P.U.E. & PEDESTRIAN EASEMENT 24' PARKING 5' 5' 13' 13' 5' 5' VARIES 10' 26' 10' VARIES CL SETBACK SETBACK R/W PROP. R/W PROP. SECTION D-D STREETS "B", "C", "E", "M", "O" & "P" (PRIVATE ROAD) N.T.S. PROP. 2' VALLEY 2' 2' PROP. 2' PROP. SIDEWALK VALLEY PROP. SIDEWALK A.C. PAVEMENT OVER A.B. GUTTER GUTTER TRAVEL LANE TRAVEL LANE P.U.E. & PEDESTRIAN EASEMENT P.U.E. & PEDESTRIAN EASEMENT 5' 5' 12' 5' 5' VARIES 10' 32' 10' VARIES SETBACK SETBACK R/W PROP. R/W PROP. SECTION E-E STREETS "E", "M", "O" & "P" (PRIVATE YIELD ROAD) N.T.S. PROP. 2' VALLEY 2' 2' PROP. 2' PROP. SIDEWALK VALLEY PROP. SIDEWALK A.C. PAVEMENT OVER A.B. GUTTER GUTTER TRAVEL LANE *PARKING P.U.E. & PEDESTRIAN EASEMENT P.U.E. & PEDESTRIAN EASEMENT 12' 8' TRAVEL LANE 24' Parking Only Occurs on One Side of Travel Lane but may Alternate from Side to Side. *Note: See Detail "A" on Sheet 2 of 2 A.C. 5' VARIES 24' 10' VARIES SETBACK SETBACK R/W PROP. R/W PROP. SECTION F-F STREETS "D", "E", "G" & "H" (PRIVATE ROAD) N.T.S. 12' 12' PAVEMENT OVER A.B. 2' 2' PROP. 2' VALLEY GUTTER PROP. 2' VALLEY GUTTER CL 5' 10' P.U.E. & PEDESTRIAN EASEMENT P.U.E. & PEDESTRIAN EASEMENT TRAVEL LANE TRAVEL LANE A.C. VARIES 10' 24' VARIES SETBACK SETBACK R/W PROP. R/W PROP. SECTION G-G STREETS "I", "J", "K", "L" & "N" (PRIVATE ROAD) N.T.S. 12' 12' PAVEMENT OVER A.B. 2' 2' PROP. 2' VALLEY GUTTER PROP. 2' VALLEY GUTTER CL P.U.E. & PEDESTRIAN EASEMENT 10' P.U.E. & PEDESTRIAN EASEMENT TRAVEL LANE TRAVEL LANE 6' 8' 20' SECTION H-H WALK STREET (PRIVATE - BICYCLE & PEDESTRIAN ONLY) N.T.S. 6' LOT PROP. LOT PROP. RESIDENCE RESIDENCE WALKING PATH EX. BARRIER CURB SECTION J-J MADISON STREET (SECONDARY ARTERIAL / PUBLIC ROAD) N.T.S. ±8' ±13' ±13' ±18' ±4' ±8' ±13' ±13' ±8' 8' 4' ±43' ±43' (BY OTHERS) ±12' ±12' 55' 110' (EXISTING R/W) EX. EX. TRAVEL LANE CL EX. RAISED MEDIAN R/WEX. EX. R/W BOUNDARY & EX. CURB & GUTTER EX. CURB & GUTTER6' PROP. 6' MEANDERING SIDEWALK EX. MEANDERING SIDEWALK EX. TRAVEL LANE EX. TRAVEL LANE EX. TRAVEL LANE EX. EX. BARRIER CURB EX. PROJECT 11.5' PROP. IMPOVEMENTS 55' SHOULDER SHOULDER 10' ADDITIONAL LANDSCAPE EASEMENT SECTION K-K AVENUE 60 (COLLECTOR / PUBLIC ROAD) N.T.S. 7' 8' 8' 11' 12' 11' 8' 8' 7' 25' 25' (BY OTHERS) 15' 15' 40' 80' (ULTIMATE R/W) SHOULDER TRAVEL LANE TRAVEL LANE BIKE LANE CL PAINTED MEDIAN R/W FUTURE R/W PROP. R/W 30' (EX. R/W) 30' (EX. R/W) EX. R/WEX. PROP. CURB & GUTTER SIDEWALK EX. CURB & GUTTER A.C. PAVEMENT OVER A.B. 40' (BY OTHERS) 10' ADDITIONAL LANDSCAPE EASEMENT SECTION A2-A2 STREET "A" (PRIVATE ROAD) N.T.S. 28' CL A.C. PAVEMENT OVER A.B. R/W PROP. PROP. MEANDERING R/W PROP. PROP. 1' DRAINAGE SWALE 2' PROP. 2' VALLEY PROP. 2' VALLEY 2' GUTTER GUTTER PROP. 1' DRAINAGE SWALE PATH VARIES VARIES 10' 14' 14' 86' P.U.E. TRAVEL LANE PEDESTRIAN EASEMENT 10' P.U.E. VARIES 86' PEDESTRIAN EASEMENT 8' TRAVEL LANE SECTION A3-A3 STREET "A" (PRIVATE ROAD) N.T.S. 24' CL A.C. PAVEMENT OVER A.B. R/W PROP. PROP. MEANDERING R/W PROP. PROP. 1' DRAINAGE SWALE 2' PROP. 2' VALLEY PROP. 2' VALLEY 2' GUTTER GUTTER PROP. 1' DRAINAGE SWALE PATH VARIES VARIES 10' 12' 12' 88' P.U.E. TRAVEL LANE TRAVEL LANE PEDESTRIAN EASEMENT 10' P.U.E. VARIES 88' PEDESTRIAN EASEMENT 8' TENTATIVE TRACT MAP NO. 37815 DATA TABLE ASSESSOR'S PARCEL NUMBER: EXHIBIT DATE: JULY 12, 2021 SOURCE OF TOPOGRAPHY: ADDRESS: INLAND AERIAL SURVEYS, INC. 7117 ARLINGTON AVENUE, SUITE "A" RIVERSIDE, CALIFORNIA 92503 DATE OF TOPOGRAPHY: JANUARY 10, 2018 TELEPHONE: (951) 687-4252 PUBLIC UTILITY PURVEYORS: IMPERIAL IRRIGATION DISTRICT SOUTHERN CALIFORNIA GAS COMPANY FRONTIER COMMUNICATIONS COACHELLA VALLEY WATER DISTRICT SPECTRUM COACHELLA VALLEY WATER DISTRICT UNDERGROUND SERVICE ALERT EXISTING ZONING: PROPOSED ZONING: EXISTING GENERAL PLAN LAND USE: PROPOSED GENERAL PLAN LAND USE: SPECIFIC PLAN 03-067 SPECIFIC PLAN 03-067 SPECIFIC PLAN 03-067 LAND USE DESCRIPTION: ACREAGE: EXISTING EASEMENT NOTES: ZONE "X" - AREA OF MINIMAL FLOOD HAZARD & AREA WITH REDUCED FLOOD RISK DUE TO LEVEE AS SHOWN ON RIVERSIDE COUNTY, CALIFORNIA, FLOOD INSURANCE RATE MAPS. FEMA FLOOD ZONE DESIGNATION: APPLICANT / ADDRESS: CONTACT: 2440 JUNCTION PLACE, SUITE 200 BOULDER, COLORADO 80301 GARRETT SIMON TELEPHONE: (970) 596-6642 EXHIBIT PREPARER: ADDRESS: MSA CONSULTING, INC. 34200 BOB HOPE DRIVE RANCHO MIRAGE, CALIFORNIA 92270 CONTACT: PAUL DEPALATIS, AICP TELEPHONE: (760) 320-9811 LIQUEFACTION: LOW / MODERATE / HIGH LIQUEFACTION ZONE(S) NOTES: 1. SPECIFIC PLAN 03-067 IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA LEGAL DESCRIPTION: (760) 335-3640 (877) 238-0092 (800) 921-8101 (760) 398-2651 (877) 719-3278 (760) 398-2651 (800) 227-2600 ELECTRIC: GAS: TELEPHONE: WATER: CABLE: SEWER: USA: PORTIONS OF SECTIONS 27 & 28, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN. LAND OWNER: AN EASEMENT IN FAVOR OF THE UNITED STATES OF AMERICA FOR WATER PIPELINE AND THIS MAP INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF THE LAND DIVIDER. 2. THERE ARE NO EXISTING DWELLINGS, BUILDINGS, OR OTHER STRUCTURES KNOWN ON THIS PROPERTY. CM WAVE DEVELOPMENT, LLC. MSA CONSULTING, INC. > PLANNING > CIVIL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com SHEET SHEETS 2OF 1 EAST NORTH SOUTH WEST CENTERLINE EASEMENT EXISTING (E) (N) (S) (W) C/L ESMT. EX. ABBREVIATIONS AC ACREAGE C&G CURB AND GUTTER APN ASSESSORS PARCEL NUMBER E/P EDGE OF PAVEMENT A.C. ASPHALT CONCRETE MIN. MINIMUM MAX. MAXIMUM EXISTING IRRIGATION EXISTING GAS EXISTING EASEMENT EXISTING ELECTRIC EXISTING IRRIGATION DRAIN LINE EXISTING CABLE EXISTING CONTOURS EXISTING SPOT ELEVATIONS LEGEND EXISTING EASEMENT DELTA EXISTING LOT LINE EXISTING TELEPHONE BNDRY BOUNDARY EXISTING EDGE OF PAVEMENT M.B. MAP BOOK EXISTING OVERHEAD TELEPHONE EXISTING SEWER EXISTING RIGHT OF WAY PROPOSED CURB PROPOSED EASEMENT EXISTING SEWER FORCE MAIN EXISTING WATER PROPOSED RIGHT OF WAY PROPOSED AND EXISTING CENTER LINE PROPOSED TENTATIVE TRACT MAP BOUNDARY NUMBER PROPOSED RIGHT OF WAY TYPICAL NO. PROP. R/WTYP. P.U.E. PUBLIC UTILITY EASEMENT SF SQUARE FEET R RADIUS STD. STANDARD P/L PROPERTY LINE N.T.S. NOT TO SCALE R-L LOW DENSITY (RESIDENTIAL) UG UNDERGROUND O/H OVERHEAD OS/PP OPEN SPACE / PARKS PG. PAGE SPECIFIC PLAN: CORAL MOUNTAIN SPECIFIC PLAN 03-067 INCIDENTAL PURPOSES REC. 12/08/1949 AS BOOK 1130, PAGE 116, O.R. (A PORTION OF THIS EASEMENT WAS ABANDONED PER DOC. REC. 12/15/2003 AS INST. NO. 978095, O.R.) AN EASEMENT IN FAVOR OF ETHEL L. HICKS, ET AL FOR ROAD AND INCIDENTAL PURPOSES REC. 12/29/1956 AS BOOK 2005, PAGE 328, O.R. RIGHTS OF THE PUBLIC AS TO ANY PORTION OF THE LAND LYING WITHIN AN AREA 30.00 FEET ON EACH SIDE OF SECTION LINES, PURSUANT TO A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE COUNTY OF RIVERSIDE, PER DOC. REC. 04/17/1959 AS INST. NO. 32692, O.R. (ALONG ALL SECTION LINES UNLESS VACATED) 4 AN EASEMENT IN FAVOR OF COACHELLA VALLEY COUNTY WATER DISTRICT FOR UNDERGROUND PIPELINES, INGRESS, EGRESS AND INCIDENTAL PURPOSES REC, 09/28/1960 AS INST. NO. 84414, O.R.1235 AN EASEMENT IN FAVOR OF COACHELLA VALLEY COUNTY WATER DISTRICT FOR UNDERGROUND PIPELINES, INGRESS, EGRESS AND INCIDENTAL PURPOSES REC. 11/14/1960 AS INST. NO. 97202, O.R. RIGHT OF WAY EASEMENT FOR THE INSTALLATION AND MAINTENANCE OF AN UNDERGROUND PIPELINE FOR TRANSMISSION OF SUBSURFACE DRAINAGE WATER WITH RIGHT OF INGRESS AND EGRESS FOR SUCH PURPOSES OVER THE NORTH 50 FEET OF THE SOUTH 80 FEET OF THE WEST6 HALF OF THE NORTHEAST QUARTER SECTION 27, AS CONDEMNED BY THE COACHELLA VALLEY COUNTY WATER DISTRICT IN DECREE OF CONDEMNATION, PER INST. NO. 96508, REC. 10/17/1962, O.R.7 AN EASEMENT IN FAVOR OF GENERAL TELEPHONE COMPANY OF CALIFORNIA FOR PUBLIC UTILITY, INGRESS, EGRESS AND INCIDENTAL PURPOSES REC. 09/01/1987 AS INST. NO. 253363, O.R.8 A PERPETUAL AND IRREVOCABLE EASEMENT IN, ON, UNDER AND ACROSS THE EASEMENT AREA FOR RIGHT-OF-WAY, PUBLIC STREET, UTILITY PURPOSES AND ANCILLARY USES PER INST. NO. 0360337, REC. 07/26/2013, O.R.9 A PERPETUAL AND IRREVOCABLE EASEMENT IN, ON, UNDER AND ACROSS THE EASEMENT AREA FOR RIGHT-OF-WAY, PUBLIC STREET, UTILITY PURPOSES AND ANCILLARY USES PER INST. NO. 0156366, REC. 04/30/2014, O.R. AN EASEMENT IN FAVOR OF THE CITY OF LA QUINTA FOR EXISTING UTILITIES AND INCIDENTAL 10 PURPOSES AS RESERVED IN DOCUMENT REC. 04/30/2014 AS INST. NO. 0157740, O.R. THE TERMS, PROVISIONS AND EASEMENTS CONTAINED IN THE DOCUMENT ENTITLED EASEMENT AGREEMENT, EXECUTED BY AND BETWEEN CORAL RIDGE, LLC, A CALIFORNIA CORPORATION, CORAL MOUNTAIN, LLC, A DELAWARE LIMITED LIABILITY COMPANY AND CORAL OPTION I, LLC, A DELAWARE LIMITED LIABILITY COMPANY, REC. 08/05/2005, AS INST. NO. 0632449, O.R. 1112 AN UNRECORDED EASEMENT FOR WATER, IRRIGATION/DRAINAGE, REGIONAL STORMWATER PROTECTION AND INCIDENTAL PURPOSES, AUTHORIZED UNDER THE ACT OF 08/30/1890 (26 STAT., 43 U.S.C. 945) IDENTIFIED AS 20' BOR EASEMENT NO. 123.45-1.3. 13 AN UNRECORDED EASEMENT FOR WATER, IRRIGATION/DRAINAGE, REGIONAL STORMWATER PROTECTION AND INCIDENTAL PURPOSES, AUTHORIZED UNDER THE ACT OF 08/30/1890 (26 STAT., 43 U.S.C. 945) IDENTIFIED AS 10' BOR EASEMENT NO. C-7-6. 14 AN UNRECORDED EASEMENT FOR WATER, IRRIGATION/DRAINAGE, REGIONAL STORMWATER PROTECTION AND INCIDENTAL PURPOSES, AUTHORIZED UNDER THE ACT OF 08/30/1890 (26STAT., 43 U.S.C. 945) IDENTIFIED AS 10' BOR EASEMENT NO. C-7-12. EXISTING DEVELOPABLE ACREAGE 384.4 AC. PROPOSED NET ACREAGE 382.1 AC. PROPOSED LOTS (LOTS 1 THRU 150) 342.4 AC. PROPOSED OPEN SPACE LOTS (LOTS "A" THRU "AE") 27.8 AC. 764-200-076, 764-210-007, 764-210-028, 764-210-029, 766-070-003, 766-070-006, 766-070-012, 766-070-014, 766-080-001, 766-080-002, 766-080-004 & 766-080-005 N.T.S. VICINITY MAP SITE 58TH AVENUE 60TH AVENUE AIRPORT BLVD. 54TH AVENUE
MADISON STREET
JEFFERSON STREET 52ND AVENUE
MONROE STREET
JACKSON STREET CITY OF LA QUINTA COUNTY OF RIVERSIDE NOTE: PHASING IS CONCEPTUAL AND MAY CHANGE IN RESPONSE TO MARKET DEMAND. ALL PHASES WILL BE ACCOMPANIED BY THE ORDERLY EXTENSION OF ROADWAYS AND PUBLIC UTILITIES. PHASING INDEX MAP 3. POTENTIAL ACCESS LOCATIONS ARE SUBJECT TO REFINEMENT IN FINAL DESIGN. 4. DEVELOPABLE ACREAGE EXCLUDES PERIMETER PUBLIC RIGHT OF WAY DEDICATION. (1.7 ACRES) PROPOSED WELL SITES (LOT "AF" & "AG") (SEE NOTE NO. 5) 2.3 AC. PROPOSED PRIVATE STREETS (STREETS "A" THRU "P") 11.9 AC. 5. FINAL LOCATION OF PROPOSED WELL SITES (LOTS "AF" & "AG") TO BE DETERMINED BY COACHELLA VALLEY WATER DISTRICT.
R:\2553\ACAD\Planning\Tentative Map\2553 TTM 37815 01.dwg, 7/12/2021 1:00:13 PM, dgallerani, MSA Consulting, Inc.
EXHIBIT E
883
CLICK HERE to Return to Agenda
7 10' EX. LOT LINE EX. LOT LINE PROP. PARCEL LINE & EX. LOT LINE 1410' 2 20' 12 20' EX. UTILITY EASEMENT
50' 1120'
7 10' EX. UTILITY EASEMENT
7 10' 12 20'
6 50' 1310'
4 50' CALLE CONCHITA PROP. COMMUNITY PROP. LOT LINE (TYP.) 12 20' 128 129130 131 127 126 125 107
106
105
104
103
102 124 123 122 121 120 119 118 116 115 114 113 112 111 110 109 108 101 100 99 98 97 96 95 94 117 92 91 90 8975 76 77 78 79 80 81 82 83 84 85 56 43 42 41 40 39 38 44 45 46 47 49 50 51 52 53 54 55 63 64 65 70 71 72 73 36 35 34 32 33 31 1 2
3 4
5 6
7 8
9 11 12 13 14 15 161718 19 20 21 22 23 24 25 26 27 28 29 3048 37 74 93 37,972 SF 34,037 SF 38,653 SF 35,085 SF 34,684 SF 35,878 SF 35,086 SF33,736 SF 36,521 SF 33,466 SF 31,332 SF 30,634 SF 30,867 SF 37,896 SF 47,015 SF 33,772 SF 33,929 SF 31,935 SF 34,104 SF 36,192 SF 36,874 SF 35,891 SF 33,234 SF 35,757 SF 36,737 SF 22,488 SF 21,033 SF 18,577 SF 16,996 SF 16,371 SF 15,516 SF 16,124 SF 15,438 SF 13,961 SF 19,906 SF 15,271 SF 13,053 SF 9,568 SF 7,819 SF11,980 SF 16,337 SF 12,220 SF10,660 SF10,660 SF10,660 SF12,596 SF 11,410 SF 8,970 SF11,806 SF 11,278 SF8,970 SF8,970 SF 9,247 SF 10,647 SF 9,531 SF10,662 SF16,069 SF 14,005 SF 17,683 SF 14,062 SF 12,934 SF 13,157 SF 15,758 SF 13,848 SF 16,848 SF 6,390 SF 12,969 SF 6,387 SF 6,721 SF 10,543 SF8,970 SF 11,469 SF 7,245 SF 12,960 SF 13,957 SF 13,485 SF 14,640 SF 10,626 SF 9,315 SF 9,533 SF 9,783 SF 10,426 SF 11,316 SF 11,316 SF 8,970 SF 8,970 SF 8,970 SF 8,970 SF 8,970 SF 14,603 SF 7,593 SF
7,306 SF
7,306 SF
7,306 SF
7,306 SF 7,834 SF 12,193 SF 16,151 SF13,359 SF15,041 SF 11,040 SF11,968 SF 13,116 SF 12,496 SF 18,232 SF17,425 SF 17,378 SF15,672 SF12,093 SF 11,257 SF 13,227 SF10,156 SF 8,547 SF 7,869 SF 11,195 SF 368,657 SF 15,733 SF 24' 24' 66 11,612 SF 67 8,970 SF 68 8,970 SF 69 9,246 SF 24'
24'
24'
44'
32' 26'
10'
10'
32'
20' 24'
26'
40'
10'
24'
44' 24'
10'
10'
32' 144 140,928 SF144 147 SEE SHEET NO. 1 358,935 SF 146 670,134 SF 145 148,149 SF SEE SHEET NO. 1 SEE SHEET NO. 1 148 LOT "E" 167,747 SF 3.9 AC.
LOT "Z"
21,029 SF / 0.5 AC. LOT "A" PROP. LAKE EDGE
STREET "H"
STREET "H" STREET "I" STREET "D"
STREET "M"
STREET "A"
STREET "E"
STREET "J"
STREET "K"
STREET "G"
STREET "D"
STREET "N"
STREET "N"
STREET "O"
STREET "D"
STREET "P"
STREET "A"
STREET "L"
STREET "L"
STREET "A" EX. PROJECT BOUNDARY & LOT LINE SEE SHEET NO. 1 EX. PROJECT BOUNDARY & LOT LINE N 89°54'54" W 820.00' N 00°11'38" E 1087.18' SEE SHEET NO. 1 SEE SHEET NO. 1 N 89°53'26" W 1318.64' N 00°07'38" E 180.00' N 00°07'38" E 1324.05' N 00°07'45" E 1381.62' N 89°50'42" E 1314.92' N 00°15'44" E 1327.70' N 89°48'55" E 1322.85' EX. UTILITY EASEMENT 50' EX. UTILITY EASEMENT
50'
50' PROP. P.U.E. (TYP.) PROP. P.U.E. (TYP.) PROP. P.U.E. (TYP.) 20'
8'
11'
9'
32'
40' 24' DETAIL "A" LOT "X" LOT "U" LOT "Y"
57 6,762 SF 58
6,762 SF 59
6,767 SF 60
6,823 SF 61
6,943 SF 62
7,588 SF
F
F
G
G
F
F
F
F
C
C
E
E
E
E
G
G
H
H
H
H
H
H
G
G
24' PROP. 24' EMERGENCY VEHICLE ACCESS EASEMENT (TYP.)
20'
20' F F LOT "A" LOT "AC" LOT "AA"
A3
A3
H
H
F
D
D PROP. PARCEL LINE & LOT LINE (TYP.)
200' LOT "B" LOT "B" 93 LOT LINE (TYP.) LOT "W" 0.1 AC. LOT "AD" 4,250 SF 0.1 AC. LOT "AB" 0.1 AC. (CONCEPTUAL) PROP. LAKE EDGE (CONCEPTUAL) PROP. LOT LINE (TYP.) PROP. LOT LINE (TYP.) EX. PROJECT BOUNDARY 143 1,311,783 SF 142 181,759 SF 141 298,250 SF 140 2,074,210 SF 132 1,975,273 SF 139 2,331,698 SF 10 37,272 SFLOT "C" F
44'
24' 10' 10'
10.5'
5.5'
60'
29'
B
B
STREET "E"
24'
10'
10'
24'
10'
10' 20'
20'
STREET "F"
STRE T "G"
F
F
G
G LOT "V"
10' 88 12,960 SF 87 12,960 SF 86 12,960 SF LOT "T" PROP. 24' EMERGENCY VEHICLE 45.3 AC. 53.5 AC. 4.2 AC. 6.8 AC. 3.2 AC. 3.4 AC. 15.4 AC. 8.2 AC. 30.1 AC. 8.5 AC. 47.6 AC. LOT "D" 26,257 SF LOT "A" 562,966 SF 12.9 AC. 0.6 AC. LOT "I" 41,807 SF 1.0 AC. LOT "R" 15,040 SF 0.3 AC. LOT "M" 7,506 SF 0.2 AC. LOT "G" 22,779 SF 0.5 AC. 3,220 SF 0.1 AC. 17,731 SF 0.4 AC. 4,311 SF 0.1 AC. LOT "J" 2,760 SF 0.1 AC. LOT "K" 8,480 SF 0.2 AC. LOT "P" 13,959 SF 0.3 AC. LOT "L" 3,422 SF 0.1 AC. 9,301 SF 0.2 AC. 5,267 SF 0.1 AC. LOT "N" 4,625 SF 0.1 AC. LOT "S" 43,452 SF 1.0 AC. LOT "Z" LOT "H" 13,765 SF 0.3 AC. LOT "O" 2,760 SF 0.1 AC. LOT "Q" 3,416 SF 0.1 AC. 2,760 SF 2,760 SF LOT "B" 114,616 SF 2.6 AC. 13,863 SF 0.3 AC. LOT "F" 16,940 SF 0.4 AC. 31,665 SF 0.7 AC. 5,184 SF 0.1 AC. 1437'
128'
555' 184'
1420'
1522' 27'
69'
90'
101'
68'
27'
133'
77'
86' 45'
88'
27'
69'
138'
86'
133'
27'
69'
10 '
224' 90'
274'
398'
33'
228'
228'
172'
693'
1080'
94'
26'
93'
138'
138'
26'
92'
27' 27'
74'
138'
91'
133'
91'
185'
25'
94'
212'
261'
261'
163'
260'
58' 112'
268'
262'
180'
157'
163'
261'
163'
264'
178'
301'
273'
155'
256'
128'
275' 130'
121'
120'
264'
120'
312'
120'
262'
275' 122'
263' 725' 124'
255'
159'
273'
308'
255'
120'
274'
122'
172' 138'
252'
80'
177' 80' 68'
28'
165' 86' 70'
26'
191' 86'
169'
80'
197' 80' 82'
203' 82' 82' 83'
204'
80'
85'
215'
266' 37'
46'
250'
65'
164'
65'
65'
164'
65'
65'
164'
65' 61'
73'
169'
152'
65'
65'
138'
65'
65'
138'
67'
67'
138'
69'
27'
121'
82'
138'
65'
65'
138'
65'
65'
138'
67'
67'
138'
77'
138'
77'
140'
65'
42'
156'
65' 127'
143' 173'
135'
134' 138'
91'
45'
161'
45'
161'
42'
42'
161'
42'
42'
161'
42'
162'
42'
164'
42'
42'
167'
45'
45'
170'
57'
119'
57'
55'
117' 55'
115'
57'
112'
57'
65'
138'
65'
138'
65'
138'
65'
86'
121'
138'
69'
27'
299'
164'
138'
77'
138'
138'
77'
82'
138'
82'
65'
138'
65'
65'
138'
65'
65'
138'
65'
65'
138'
65'
65'
65'
180'
47'
127'
101' 9' 24'
194'
169'
69 2
51'
'
0'
110'
161'
54'
161'
161'
50'
161'
50'
161'
50'
161'
50'
161'
51'
161'
80'
80'
91'
25'
161'
80'
175'
163'
108'
198' 86'
175'
82'
213'
82'
209'
82'
82'
213'
74'
27'
121'
91'
138'
82'
82'
138'
68' 138'
68'
71'
138'
65'
77'
138'
65' 27'
59'
138'
76'
121'
119'
140' 25'
101' 111'
85' 98' 125' 120' 120' 120' 120' 120'
327'
406'
110'
271'
559' 819'
951'
124' 235'
1392' 500'
559'
271'
697'
156' 310'
122'
75' 281'
43'
91'
263'
120'
123'
290'
120'
121'
306'
120'
120'
307'
120'
294'
121'
60'
112'
131'
133'
114'
192'
132'
84'
95'
102'
106' 113' 103' 1 0' 95' 120'
43' 80'
167'
137'
63'
42'
42'
59'
63'
47' 48' 67'
81'
127'
133'
39' 41' 41' 41' 41' 43' 74' 63' 63' 53'
81' 64'
205'
58' 55' 56'
77'
57' ACCESS
R = 298'
R = 50 '
R = 303'
R
=
298' R = 252'
R = 972'
R
R = 198'
= 80'
R = 50'
R = 130'
R = 2 0'
R = 1055'
R = 10
3'
R
=
202'
R = 200'
R= 2000'
R = 10 '
24'
88'
88'10'
10'
R = 100 '
R = 260' 80'
175'
167'
97'
89'
80'
80'
162'
80'
162'
80'
80'
162'
80'
166'
80'
80'
163'
162'
93'
162'
80'
162'
80'
162'
79'
80'
78'
R
=
20 '
R = 153'
R = 227'
R = 500'
R = 800'
R = 800'
R = 518'
R = 150'
R
= 253'
R = 247' R
= 150'
R
=
929'
R = 243'
R = 200'
R = 500'
65'
188'
65'
188'
111' 134'
27'
75'
27'
133' 209'
26'
157'
27'
131'
69'
27'
136'
86'
153'
65'
65'
127'
148' 27'
74'
27'
67'
108'
136'
188'
67'
188'
10'
10'
26'
E
E
32'
E
E
G
G DETAIL "B"
175'
16'
85'
80'
171'
96'
157'
16'
111' 16'
81'
152'
88'
162'
80'
162'
118'
79'
103'
112' 118'
102'
600'
40'
273'
248'
16'
38'
225'
116'
24' PROP. 24' TEMPORARY EMERGENCY ACCESS WITH PAVEMENT TO MEET RIVERSIDE COUNTY FIRE REQUIREMENTS 20'
100'
32'
36'
39'
69' 133 LANDSCAPE EASEMENT PROP. COMMUNITY LANDSCAPE EASEMENT 24'
24' EASEMENT 10' 24' 8' 10'
STREET
22'
PARKING STALL
PROP. R/W PROP. CONCRETE PROP. C/L PROP. P.U.E. PROP. PARALLEL PARKING STALL EDGEBAND LOT LOT 32' LOT LOT 22'
PARKING STALL 10' 8' 24' 10' PROP. P.U.E. PROP. PARALLEL PARKING STALL PROP. R/W PROP. CONCRETE PARKING STALL PROP. C/L 32'
TRAVELWAY
TRAVELWAY PEDESTRIAN WALKWAY PEDESTRIAN WALKWAY PROP. CONTROLLED CROSSING WITH TRAFFIC CALMING STREET MADISON AVENUE 58 AVENUE 60 SHEET NO. 1 SHEET NO. 1 SHEET NO. 2 MSA CONSULTING, INC. > PLANNING > CIVIL ENGINEERING > LAND SURVEYING 34200 Bob Hope Drive, Rancho Mirage, CA 92270 760.320.9811 msaconsultinginc.com SHEET SHEETS 2OF 2 EAST NORTH SOUTH WEST CENTERLINE EASEMENT EXISTING (E) (N) (S) (W) C/L ESMT. EX. ABBREVIATIONS AC ACREAGE C&G CURB AND GUTTER APN ASSESSORS PARCEL NUMBER E/P EDGE OF PAVEMENT A.C. ASPHALT CONCRETE MIN. MINIMUM MAX. MAXIMUM EXISTING IRRIGATION EXISTING GAS EXISTING EASEMENT EXISTING ELECTRIC EXISTING IRRIGATION DRAIN LINE EXISTING CABLE EXISTING CONTOURS EXISTING SPOT ELEVATIONS LEGEND EXISTING EASEMENT DELTA EXISTING LOT LINE EXISTING TELEPHONE BNDRY BOUNDARY EXISTING EDGE OF PAVEMENT M.B. MAP BOOK EXISTING OVERHEAD TELEPHONE EXISTING SEWER EXISTING RIGHT OF WAY PROPOSED CURB PROPOSED EASEMENT EXISTING CITY / COUNTY LIMITS EXISTING SEWER FORCE MAIN EXISTING WATER PROPOSED RIGHT OF WAY PROPOSED AND EXISTING CENTER LINE TENTATIVE PARCEL MAP BOUNDARY NUMBER PROPOSED RIGHT OF WAY TYPICAL NO. PROP. R/WTYP. P.U.E. PUBLIC UTILITY EASEMENT SF SQUARE FEET R RADIUS STD. STANDARD P/L PROPERTY LINE N.T.S. NOT TO SCALE R-L LOW DENSITY (RESIDENTIAL) UG UNDERGROUND O/H OVERHEAD OS/PP OPEN SPACE / PARKS PG. PAGE N.T.S. VICINITY MAP SITE 58TH AVENUE 60TH AVENUE AIRPORT BLVD. 54TH AVENUE
MADISON STREET
JEFFERSON 52ND AVENUE
MONROE STREET
JACKSON STREET CITY OF LA QUINTA COUNTY OF RIVERSIDE
STREET DETAIL "A" SCALE: 1" = 20' SHEET 2 DETAIL AREA DETAIL "B" SCALE: 1" = 40' 14' 30' R:\2553\ACAD\Planning\Tentative Map\2553 TTM 37815 02.dwg, 7/12/2021 1:01:16 PM, dgallerani, MSA Consulting, Inc. 884
CLICK HERE to Return to Agenda
DRAFT CITY COUNCIL RESOLUTION 2022-XXX
SPECIFIC PLAN 2020-0002
PROJECT: CORAL MOUNTAIN RESORT
CONDITIONS OF APPROVAL
ADOPTED: